Clarke County, GA

Clarke County presents a valuation-versus-exit-liquidity tension. Zillow's county median home value was $337,091 in 2026-06 and increased year over year, while the FHFA repeat-transaction HPI gained 5.45% in 2025. The observations use different methods and vintages and cannot be averaged into a growth rate. Their common positive direction does not override listing-market softness. Buyers relying on quick resale or uniform pricing should be cautious; operators who can verify property-level income and exit assumptions should investigate.

Measured median asking market rent is $1,662 per month and the reported gross yield is 5.92% before operating costs. HUD's $1,331 two-bedroom FMR is a payment standard, not an asking-rent estimate, and cannot be substituted for market rent or used to recalculate yield. The effective property-tax rate is 0.87%, with a $2,610 median annual tax. That price-rent-tax combination calls for parcel-specific carrying-cost review; county medians do not establish a particular tax bill or expense load.

Realtor.com's MLS listing-market evidence shows median listing price down 5.68% and active listings up 36.86%. These are asking-price and visible-supply measures, not closed-sale prices or proof of buyer demand. QCEW reports 74,000 annual average covered jobs at county workplaces; Education and health services is the largest disclosed private supersector, not the entire economy. Tax-return migration data show negative net migration and higher average income among outmovers than inmovers, qualifying the demand case without demonstrating renter demand. Investor purchase mortgages accounted for 211 of 1,018 purchases, or 20.73% (calculation); participation warrants buyer-competition review, but the record does not identify investor strategies.

Inland flood is the dominant hazard, and modeled expected annual building-value loss is 0.10%; that county-level ratio is not a parcel loss estimate. Missing property-level flood zone, insurance quote, condition, financing terms, vacancy, operating expenses, rent roll, submarket comparables, closed sales, and actual tax bill prevent an all-in yield, debt-service, insurability, or resale-liquidity conclusion. Next checks are address-level hazard and insurance review, expense and rent verification, closed-sale and pending-listing comparisons, and buyer-type analysis.