Boyle County presents a tension between modest measured price movement, a positive preliminary rent metric, and a listing market showing seller concessions. It merits property-level investigation for buyers able to validate rents and flood costs; investors relying on quick resale evidence should be cautious. Zillow’s 2026-06 county median home value was $246,553, up 0.78% year over year. Separately, FHFA’s 2025 annual repeat-transaction HPI rose 0.44%; it confirms direction but is not a home value and cannot be combined with Zillow’s observation.
Measured median asking rent was $1,148 per month, supporting a 5.59% gross yield before taxes, insurance, repairs, vacancy, management, or financing. This is market rent, unlike HUD’s $913 two-bedroom Fair Market Rent payment standard; FMR cannot be substituted for asking rent. The effective property-tax rate was 0.83%, creating a county-level carrying-cost consideration alongside the price and rent figures, but not a parcel-level expense estimate.
Realtor.com’s 2026-06 MLS listing evidence requires asking-price signals to be tested: median listing price was 30.37% higher year over year, median marketing time was 56 days, and 22.94% of listings had a price reduction. These are asking-price, marketing-time, and seller-concession measures—not closed-sale prices or proof of buyer demand. Active listings are visible supply, while migration was positive and incoming mover households reported higher average income than outgoing movers. Neither measure establishes tenant demand.
The principal hazard is inland flood: modeled annual climate loss equals 0.12% of building value, not a parcel prediction or insurance quote. QCEW’s 2025 annual average shows covered workplace employment declined; it is neither resident employment nor an unemployment measure. Education and health services was the largest disclosed private supersector, not the whole economy. Investor purchase-mortgage share was a minority of total purchase mortgages, offering only a limited view of buyer competition. Closed-sale comps, vacancy, operating expenses, parcel flood zones, insurance terms, and lease-level rent comps are not published; without them, net yield, exit pricing, and property-specific hazard conclusions cannot be underwritten.