Clark County, IN

Clark County’s decision tension is a supplied pre-cost yield against carrying-cost and flood uncertainty, not a broad county buy signal. Zillow’s 2026-06 county median home value of $270,072 and median asking market rent of $1,304 per month correspond to a supplied 5.79% gross yield before expenses. Investors able to verify property rent, taxes and flood exposure should investigate; those dependent on county averages or predictable holding costs should be cautious.

HUD’s two-bedroom FMR is a payment standard, not an asking-rent estimate; it cannot replace measured market rent or create a yield. The effective property-tax rate is 0.77%, although assessment-specific taxes and insurance are not published. FHFA’s 2025 repeat-transaction HPI rose 1.53% annually and 46.77% cumulatively. That index records repeat-sale appreciation rather than a home value; its vintage and method differ from Zillow’s county measure, so the measures should not be averaged.

Demand and competition do not point one way. QCEW’s 2025 annual average of covered jobs at county workplaces grew 1.22%, while the average weekly wage for covered workers fell 1.01%; trade, transportation, and utilities is the largest disclosed private supersector, not the entire economy or resident labor market. Net migration was 507 tax-return households, and inbound movers’ average income exceeded outbound movers’ by $1,053, but this is return-mover evidence. Investors represented 6.66% of 2,071 purchase mortgages. Realtor.com’s 2026-06 MLS data show active listings up 33.29% and 20.32% price-reduced; these indicate visible asking supply and seller concessions, not closed-sale pricing or buyer demand alone.

Risk limits are material: inland flood is dominant, and modeled expected annual building loss equals 0.15% of building value. This is a modeled loss ratio, not a realized loss or a property insurance quote. Missing property-level rent comparables, assessment and insurance bills, flood-zone and mitigation details, vacancy, repairs, financing terms, and closed-sale comparables prevent a net-yield, cash-flow, acquisition-basis, or asset-specific flood-cost conclusion.