Black Mountain ^{NSW 2365}

Black Mountain's house market is moving lower: the median sale price reached $335,000 in the December 2025 quarter, roughly 12% below where it sat a year earlier. That said, only three sales settled in the quarter, so the median is a noisy signal — treat it as a direction rather than a level. Zoom out: prices have fallen roughly 29% over the past decade — 3.3% per year on average.

Rental Market

The three add up to the change above. These are council-wide figures from the ABS, not figures for this locality alone — this locality's own population is in the census section above.

Households face an average residential rates bill of $1,477 a year through Armidale based on 2024 figures.

Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the locality around it — the property page shows the zone for one address.

In the year to August 2026, 77 new dwellings were approved across Armidale. That mix is 52 houses and 25 units. Approvals are down 76.3% on the same period a year earlier.

Aboriginal Land Council

Aboriginal land in this area is administered by the Armidale Local Aboriginal Land Council.

Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.

PM2.5 averaged 6.7 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³). 7 days exceeded the daily threshold of 25 µg/m³.

PM10 averaged 9 µg/m³. Days over the limit in 2025: PM10 0.

From the Armidale monitoring station, 19.8 km away.

Moderate rainfall.

Elevation

1,283 m

above sea level, at the locality centre

Near high-voltage lines

2.0% of addresses

5 within 100 m of an overhead line of 110 kV or more

Annual rainfall

836 mm

71 rainy days

Summer max (Jan)

—

Winter min (Jul)

—

Elevation is the ground at the locality centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.

$10,000 for new homes priced up to $600,000.

Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).

Verify eligibility with Revenue NSW

Currently held by Barnaby Joyce The Nationals

Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact locality's voters across time.

Currently held by Brendan Moylan The Nationals — elected at the Jun 2024 by-election, after the results below

Next state election: 13 March 2027.

Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this locality's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.