Big Horn County presents a valuation-versus-income underwriting tension: recent county home-value movement is softer while the longer repeat-transaction index is strongly positive, but no measured market rent anchors cash flow. Investors needing current income verification should investigate; those relying on appreciation evidence or county averages should be cautious. County-level evidence cannot establish a subject property's performance.
At Zillow's 2026-06 county observation, the median home value was $228,463, down 0.31% year over year. FHFA's 2025 repeat-transaction HPI was up 48.80% cumulatively over five years. This longer historical index gain does not establish Zillow's current direction; the index is not a home value, and its vintage and method cannot be combined or averaged with Zillow. Market rent is not published, so gross yield cannot be computed. The HUD two-bedroom FMR is a payment standard, not asking rent. An effective property-tax rate of 1.10% and median annual tax of $1,574 are carrying-cost inputs, not property-specific bills.
The 2025 QCEW annual average counted 3,674 covered jobs at county workplaces, down 1.84%; it is not resident employment or an unemployment measure. Covered workers averaged $1,084 weekly. Trade, transportation, and utilities, the largest disclosed private supersector, accounted for 28.56% of private covered jobs, not the whole economy. Tax-return migration was net -31 households, although incoming movers' average AGI exceeded outgoing movers' by $70. The 11.36% investor share captures non-occupant purchase mortgages; it does not establish competition for a particular property. This mix warrants local tenant-depth and buyer-depth checks rather than a county-wide demand conclusion.
Inland flood is the dominant hazard, and the modeled climate-loss ratio is 0.21% of building value per year; it is not an insurance quote or property-specific loss estimate. Realtor.com MLS listing measures are not published, preventing a read on asking prices, visible supply, marketing time, and seller concessions. Next checks are current asking rents and leases, property-level flood and insurance records, MLS listings and closed transactions, and actual tax bills.