FIPS 53011 · population 516,959 · part of Portland, OR
The latest county-level Zillow ZORI is $1,874 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 | $1,570 | Clark County, WA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,677 | Clark County, WA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,922 | Clark County, WA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,619 | Clark County, WA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,109 | Clark County, WA | 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 53011. 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.
Clark County’s underwriting tension is a softer value/listing backdrop against rent, covered-job and migration evidence that may support occupancy. It merits investigation by buyers who can validate property-level cash flow and inland-flood exposure; it warrants caution for buyers whose case needs appreciation. Zillow’s $554,044 median home value in 2026-06 was down 0.32% year over year, while FHFA’s 2025 repeat-transaction HPI rose. These are different vintages and methods: the index is not a home value, so they cannot be blended into one growth rate.
Median asking rent is $1,874 per month, producing a 4.06% gross yield before costs. That yield uses market rent, not HUD Fair Market Rent: FMR is a payment standard and cannot stand in for asking rent or a yield calculation. The 0.82% property-tax rate makes carrying costs central to the spread, but county data do not supply insurance, maintenance, vacancy, financing, or property-specific tax bills. Thus the record supports a pre-cost yield screen, not a net-cash-flow conclusion.
Realtor.com’s MLS listing-market evidence points to more negotiability, not proven buyer weakness: median listing prices fell 6.21% year over year, active listings rose 5.7%, and 28.3% of listings had reductions. Asking prices, visible supply and concessions are not closed-sale prices or standalone proof of demand. Net migration of 1,653 tax-return households and an inbound-versus-outbound average AGI gap of $10,410 are positive composition signals, but neither measures tenants. Non-occupant purchase mortgages were 5.72% of 5,843 purchases, indicating competition, not investor control.
Risk is asset-specific. Modeled climate loss is 0.13% of building value annually; inland flood is the named dominant hazard. This ratio is not a property loss estimate, requiring flood maps, insurance terms and mitigation history. QCEW annual covered workplace employment rose 0.7%; it is not resident employment, unemployment, a forecast or metro series. The available wage is a covered-worker average. Education and health services is the largest disclosed private supersector, not the whole economy. Closed-sale comps, unit-type rents, vacancy, operating expenses and flood insurance quotes are not published; without them, valuation, stabilized income and net return cannot be concluded.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Clark County’s Zillow Observed Rent Index (ZORI) was $1,874 in June 2026, up 0.81% year over year. Across the 12 selected direct-evidence ZIP/ZCTA matches, the typical observed asking-rent index ranged from $1,615 to $2,320, a $705 spread, with a $1,866.50 median. That dispersion sets the decision question: whether a current unit’s asking rent and lease terms fit the household budget, rather than treating a county average as a quote for every unit. At the endpoints, the packet’s simple income benchmarks tied to indexed rent run from $64,600 to $92,800 annually. These are market-index comparisons, not bedroom-specific lease offers or predictions.
Source measures answer different questions. Zillow’s ZORI is a typical observed asking-rent index. HUD’s FY 2026 two-bedroom FMR is a bedroom-specific administrative standard of $1,922 throughout this selected set, not an asking rent. The selected ZORI-to-FMR comparison spans 84.0% to 120.7%, showing that the index falls both below and above that standard across the display. ACS five-year estimates instead report median gross rent: $1,748 countywide and $1,545 to $2,020 among shown ZCTAs. Compare each series on its own terms; differences do not measure a premium, discount, or rent change.
ACS burden and vacancy measures offer a separate view from the asking-rent index. Countywide, 50.65% of renter households spent 30% or more of income on gross rent in ACS 2024 five-year data, alongside a 4.09% rental vacancy rate. In shown ZCTAs, the burden share spans 37.7% to 55.5%, while vacancy ranges from 2.6% to 5.9%. ZIP 98683 combines the set’s highest burden with highest vacancy; 98682 has the lowest vacancy. These pairings are descriptive, not proof that vacancy determines burden, concessions, or leasing ease. For a lease decision, weigh the actual bedroom configuration and total monthly charge against eligibility rules instead of extrapolating from either survey measure.
Coverage and geography set the boundary on these comparisons. The display contains 12 ZIP/ZCTA matches from 15 eligible matches and covers 59,443 renter households; it is a selected direct-evidence set, not an exhaustive county inventory. Census ZCTAs are statistical areas, not USPS delivery ZIPs. A ZIP can cross county lines, so the packet assigns each displayed ZIP to Clark County using the largest HUD residential-address share; those shares run from 88.2% to 100.0%. Before acting on a ZIP-level signal, verify the property’s actual ZIP/county placement, unit bedroom count, current advertised rent and availability, included utilities, deposits and recurring fees, lease term, income screening, and any listing-specific changes. These checks are necessary because ZORI, ACS, and HUD FMR use distinct geographic and measurement frameworks.
15 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 98661 | $1,752 | $1,512 | $1,922 | 52.1% | 5.3% | $70k | 100.0% |
| 98682 | $1,700 | $1,845 | $1,922 | 50.1% | 2.6% | $68k | 100.0% |
| 98684 | $1,942 | $1,918 | $1,922 | 48.5% | 3.2% | $78k | 100.0% |
| 98683 | $1,823 | $1,832 | $1,922 | 55.5% | 5.9% | $73k | 100.0% |
| 98662 | $1,741 | $1,844 | $1,922 | 46.9% | 4.5% | $70k | 100.0% |
| 98665 | $1,740 | $1,763 | $1,922 | 54.1% | 3.2% | $70k | 100.0% |
| 98660 | $1,973 | $1,545 | $1,922 | 49.9% | 5.7% | $79k | 100.0% |
| 98664 | $1,615 | $1,677 | $1,922 | 42.4% | 3.4% | $65k | 100.0% |
| 98663 | $1,910 | $1,645 | $1,922 | 48.8% | 3.8% | $76k | 100.0% |
| 98607 | $2,237 | $2,020 | $1,922 | 43.5% | 5.3% | $89k | 100.0% |
| 98604 | $2,320 | $1,587 | $1,922 | 37.7% | 3.0% | $93k | 100.0% |
| 98671 | $2,202 | $1,704 | $1,922 | 49.6% | 3.9% | $88k | 88.2% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 98660 rental reportClark County | Vancouver, WA | $1,973 | ▲ 1.8% | 49.9% | 13,212 |
| ZIP 98684 rental reportClark County | Vancouver, WA | $1,942 | ▲ 0.1% | 48.5% | 37,298 |
| ZIP 98683 rental reportClark County | Vancouver, WA | $1,823 | ▲ 0.7% | 55.5% | 32,107 |
| ZIP 98661 rental reportClark County | Vancouver, WA | $1,752 | ▲ 0.8% | 52.1% | 50,743 |
| ZIP 98662 rental reportClark County | Vancouver, WA | $1,741 | ▼ 0.3% | 46.9% | 37,723 |
| ZIP 98665 rental reportClark County | Vancouver, WA | $1,740 | ▲ 1.1% | 54.1% | 28,910 |
| ZIP 98682 rental reportClark County | Vancouver, WA | $1,700 | ▲ 0.7% | 50.1% | 68,305 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
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.
0.132% of building value expected lost per year
$4,290 median annual bill
15,130 in · 13,477 out
$91,698 arriving · $81,288 leaving
334 of 5,843 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 |
|---|---|---|---|---|---|
| Clark County | 516,959 | $554k | $1,874 | 4.1% | inland flooding |
| Multnomah County | 801,477 | $511k | $1,688 | 4.0% | earthquake |
| Washington County | 603,947 | $569k | $1,911 | 4.0% | earthquake |
| Clackamas County | 423,975 | $623k | $1,896 | 3.6% | inland flooding |
| Yamhill County | 108,734 | $512k | $2,003 | 4.7% | earthquake |
| Columbia County | 53,493 | $455k | $1,763 | 4.7% | inland flooding |
| Skamania County | 12,402 | $568k | n/a | n/a | inland flooding |
No. It is a pre-cost measure and the record lacks property-specific insurance, maintenance, vacancy, financing, and operating-expense evidence.
No. Zillow reports a county median home value, while FHFA reports a repeat-transaction appreciation index under a separately labeled annual period.
It is annual covered employment at workplaces located in the county, not resident employment, unemployment, or a metro labor series.