FIPS 29047 · population 258,122 · part of Kansas City, MO
The latest county-level Zillow ZORI is $1,565 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 | $1,095 | Clay County, MO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,197 | Clay County, MO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,358 | Clay County, MO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,769 | Clay County, MO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,103 | Clay County, MO | 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 29047. 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.
Clay County's tension is measurable rent support and positive value indicators against slower MLS marketing, shrinking covered employment and inland-flood exposure. It merits investigation by buyers able to price insurance, taxes and repairs; caution fits cases requiring demonstrated resale-market acceleration or broad labor expansion. County evidence supports screening, not conclusions about every neighborhood or property.
At Zillow's 2026-06 county observation, median home value was $324,182, up 1.87%, while median asking market rent was $1,565 per month and the supplied gross yield was 5.79% before costs. The 1.07% effective property-tax rate is a material carrying-cost input against that yield. HUD's two-bedroom FMR was $1,358 monthly, but it is a payment standard rather than an asking-rent estimate; it cannot replace the measured market rent. Separately, FHFA's 2025 repeat-transaction HPI rose. It points in the same positive direction, but its method and vintage differ from Zillow's and the indicators should not be averaged.
Realtor.com's 2026-06 MLS evidence is mixed: active listings declined 12.54%, yet median marketing time reached 45 days and 15.51% of listings had price reductions. These are asking-market supply, marketing-time and seller-concession measures—not closed-sale prices or standalone proof of buyer demand. In QCEW's 2025 annual data, covered employment at county workplaces fell 0.93%; its covered-worker wage series rose but does not measure resident earnings, and Trade, transportation, and utilities is only the largest disclosed private supersector. Net migration was 595 tax-return households, although inbound movers' average income was $3,851 below outbound movers'. The record counts 266 investor purchases among 3,677 total purchases, a 7.23% share, indicating competition but not investor control of all purchases.
Inland flood is the dominant hazard; modeled expected annual climate loss is 0.11% of building value, a county-level loss ratio rather than a property estimate. The thesis can fail if flood insurance or site conditions overwhelm income, MLS concessions translate into weaker realized sale prices, or weaker workplace employment impairs tenant or buyer depth. Missing operating expenses, insurance quotes, vacancy, condition, neighborhood comparables, loan terms and closed-sale data prevent net-yield, debt-service and exit-price conclusions.
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 64119 rental reportClay County | Kansas City, MO | $1,644 | ▲ 3.5% | 37.4% | 33,199 |
| ZIP 64118 rental reportClay County | Gladstone, MO | $1,337 | ▲ 3.3% | 44.8% | 41,984 |
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.
0.113% of building value expected lost per year
$2,941 median annual bill
8,789 in · 8,194 out
$61,110 arriving · $64,961 leaving
266 of 3,677 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 |
|---|---|---|---|---|---|
| Clay County | 258,122 | $324k | $1,565 | 5.8% | inland flooding |
| Jackson County | 719,976 | $253k | $1,434 | 6.8% | inland flooding |
| Johnson County | 620,631 | $469k | $1,815 | 4.7% | inland flooding |
| Wyandotte County | 167,654 | $213k | $1,317 | 7.4% | inland flooding |
| Cass County | 110,773 | $345k | $1,697 | 5.9% | inland flooding |
| Platte County | 110,371 | $396k | $1,646 | 5.0% | inland flooding |
| Leavenworth County | 83,123 | $355k | $1,329 | 4.5% | inland flooding |
| Miami County | 34,938 | $384k | $1,910 | 6.0% | inland flooding |
| Lafayette County | 33,115 | $252k | n/a | n/a | inland flooding |
Yes. It publishes median asking market rent and separately identifies HUD FMR as a payment standard.
Annual covered jobs located at county workplaces, not resident employment.
Operating expenses, insurance quotes, vacancy, condition, neighborhood comparables, loan terms and closed-sale data are not published.