Burleigh County presents a price-versus-cash-flow tension: Zillow’s county median home value was $373,752, up 5.32% year over year, while the supplied gross yield is before costs. This merits investigation by buyers seeking durable net cash flow and caution for those treating appreciation as a substitute for operating margin. FHFA’s annual repeat-transaction HPI rose 3.39%, supporting positive price direction but not valuing a home; its method and supplied period differ from Zillow’s, and neither should be blended.
Zillow’s county median asking rent was $1,379 per month, up 4.00%, and the supplied gross yield was 4.43% before costs. HUD’s two-bedroom FMR was $1,175 per month, a payment standard rather than asking-rent evidence. An effective property-tax rate of 0.88% and $2,863 median annual tax sharpen the carrying-cost review, but property-level assessment, insurance, repairs, vacancy, financing and utilities are not published; net yield and coverage cannot be concluded.
Realtor.com’s county MLS evidence shows 211 active listings, down 18.38%, alongside 44 median days on market; 13.54% of listings had price reductions. These are visible asking-market supply and seller-concession indicators, not closed sales or standalone proof of buyer demand. Net migration was positive, but movers entering reported lower average AGI than movers leaving. Investors accounted for 107 of 1,200 purchase mortgages, defining an observable buyer segment that still requires neighborhood and property-type detail. QCEW’s annual county workplace series reports covered-job and wage gains; education and health services is the largest disclosed private supersector, not the whole economy.
Modeled climate loss equals 0.24% of building value per year, consistent with inland flood as the dominant hazard; it is a modeled expected-loss ratio, not a property-specific insurance quote. Flood-zone and claims records, insurance costs, closed-sale comparables, vacancy and lease-renewal data, and property-level expenses are not published. Those omissions prevent a defensible conclusion on net income, resale liquidity, or address-specific hazard cost. Next checks are address-level flood and insurance records, actual leases and trailing expenses, assessment and tax bills, and closed comparable sales.