FIPS 42017 · population 647,461 · part of Philadelphia, PA
The latest county-level Zillow ZORI is $2,212 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,397 | Bucks County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,520 | Bucks County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,810 | Bucks County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,170 | Bucks County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,423 | Bucks County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 42017. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Bucks County’s decision tension is income against carrying-cost and hazard uncertainty: Zillow’s median home value is $533,660, versus $2,212 in median monthly asking rent and a reported 4.97% gross yield before costs. Buyers underwriting current income, rather than appreciation alone, should investigate whether taxes, insurance and property condition leave adequate margin. This is measured market asking rent; HUD’s two-bedroom FMR is a payment standard, not an estimate of asking rent.
At Zillow’s 2026-06 observation, home-value growth was 3.24% and asking-rent growth 2.68%; neither is a closed-sale measure. FHFA’s 2025 repeat-transaction HPI rose 4.98% year over year, corroborating price direction but neither a dollar home value nor a rate to average with Zillow’s differently dated series. The effective property-tax rate is 1.31%; parcel assessments, insurance and flood coverage require verification before gross yield can stand in for net income.
Realtor.com’s 2026-06 MLS listing market showed 918 active listings, a 1.21 pending-to-active ratio, and reductions on 12.91% of listings. These are visible supply, pending activity and seller-concession measures—not closed-sale prices or proof of buyer demand alone. QCEW’s 2025 annual data show covered workplace employment growth; Education and health services is the largest disclosed private supersector, not the whole county economy or resident employment. Net migration was negative by 1,291 households, while inbound movers’ average AGI exceeded outbound movers’ by $6,156. Investor participation was 6.11% of 5,354 purchases, a limited but present source of buyer competition.
Inland flood is the dominant hazard, and modeled climate loss equals 0.10% of building value per year; this is not a parcel-specific insurance bill. The thesis could fail where flood exposure, insurance or taxes are materially higher; where asking rents do not become achieved rents; or where listing activity does not support exit liquidity. Vacancy, lease-renewal, operating-expense, financing, closed-sale, parcel-assessment and flood-zone/insurance evidence are not published in this record, preventing a net-cash-flow, sale-comparable or property-level risk conclusion.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.102% of building value expected lost per year
$5,826 median annual bill
13,546 in · 14,837 out
$98,177 arriving · $92,021 leaving
327 of 5,354 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Bucks County | 647,461 | $534k | $2,212 | 5.0% | inland flooding |
| Philadelphia County | 1,579,706 | $237k | $1,814 | 9.2% | inland flooding |
| Montgomery County | 867,573 | $504k | $2,081 | 5.0% | inland flooding |
| Delaware County | 579,222 | $374k | $1,828 | 5.9% | inland flooding |
| New Castle County | 577,961 | $375k | $1,940 | 6.2% | inland flooding |
| Chester County | 547,840 | $588k | $2,214 | 4.5% | inland flooding |
| Camden County | 527,257 | $360k | $1,986 | 6.6% | inland flooding |
| Burlington County | 467,805 | $429k | $2,262 | 6.3% | inland flooding |
| Gloucester County | 306,954 | $390k | $2,173 | 6.7% | inland flooding |
Yes. It identifies median monthly asking rent and reports gross yield before costs.
QCEW measures annual average covered jobs at workplaces in the county, not resident employment, unemployment, or a forecast.
No. It is a modeled county-level building-loss ratio; flood-zone status and insurance evidence are not published in the record.