Burlington County, NJ

Burlington County presents an income-screen versus carrying-cost and listing-market tension. Long-hold buyers able to verify expenses should investigate; short-horizon buyers or owners with little reserve for taxes, insurance, and concessions should be cautious. Zillow’s 2026-06 median home value was $428,603 and median asking rent was $2,262 per month, with a supplied 6.33% gross yield before costs. This is not a cash-flow conclusion.

Price signals are directionally positive but not interchangeable. Zillow’s county value measure rose year over year in 2026-06, whereas FHFA’s repeat-transaction HPI rose 5.69% in 2025. FHFA is an appreciation index, not a dollar home value; the differently dated and constructed measures should not be combined. HUD’s two-bedroom FMR is a payment standard rather than asking rent; the reported market rent is 25% higher. A 2.26% effective property-tax rate makes gross yield an incomplete carrying-cost screen.

Realtor.com’s 2026-06 MLS listing market points to more visible choice, not proven buyer demand or sale pricing: 1,032 active listings were up 32.90%, and 14.32% carried price reductions. Median marketing time also lengthened. Its median listing price was unchanged, an asking-price observation rather than a closed-sale result. QCEW’s 2025 annual workplace-based covered employment grew 1.25%; it is not resident employment or a forecast. Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Net migration was 666 tax-return households, but inbound movers had lower average AGI than outbound movers. Of 5,278 purchase mortgages, 506 were investor mortgages, so competition exists but is not a majority.

Inland flood is the dominant hazard; against that risk context, modeled expected annual building-value loss is 0.16%, a county-level ratio rather than a parcel result. The migration, investor, and listing evidence cannot establish tenant quality, neighborhood demand, or achievable lease-up. The supplied record does not publish operating expenses, insurance premiums, vacancy, financing terms, property condition, or parcel-level flood exposure; that prevents net-yield, cash-flow, and site-specific risk conclusions. Next checks are address-level flood and insurance quotes, current rent comparables, tax bills, and listing history.