FIPS 48085 · population 1,163,337 · part of Dallas, TX
The latest county-level Zillow ZORI is $1,736 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 | $1,582 | Collin County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,648 | Collin County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,931 | Collin County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,431 | Collin County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,091 | Collin County, TX | 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 48085. 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.
Collin County presents a softer-price, modest-yield underwriting tension: it merits investigation by buyers who can verify unit rents and expenses, while leverage-sensitive or inland-flood-exposed acquisitions merit caution. Zillow’s county median home value was $486,570, down 6.07%, while measured median asking rent was $1,736 monthly. The supplied 4.28% gross yield uses market rent before costs; it does not establish net cash flow. A lower value basis is only helpful if carrying costs and achievable rent hold at the specific property.
Housing measures should not be blended. HUD’s two-bedroom FMR of $1,931 is a payment standard, not an estimate of asking rent and must not replace the published market rent in the yield calculation. FHFA’s annual repeat-transaction HPI declined 0.75%, while its separate five-year index change was 51.09%; it is an appreciation index rather than a home value and neither figure should be averaged with Zillow’s observation. The 1.58% effective property-tax rate further weighs on gross-return conversion, so parcel assessments and exemptions matter.
Realtor.com’s MLS listing market reports 5,300 active listings and 50 median days on market. Those are visible supply and marketing-time evidence, respectively—not closed-sale pricing or standalone proof of buyer demand. Tax-return migration was net positive by 7,057 households, with incoming movers’ average income $3,989 above outgoing movers’; this is household-flow evidence, not tenant absorption. QCEW annual covered employment at county workplaces rose 3.00%, not a resident employment or unemployment measure. Investors accounted for 2,283 of 20,926 purchases, or 10.91%, indicating a defined but not dominant share of recorded purchase activity.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.15% of building value; this county-level model cannot substitute for address-level flood zone, elevation, insurance or deductible review. Missing closed-sale comparables prevent confirmation of the acquisition basis; unit-type and neighborhood rent comps, vacancy and operating-expense evidence prevent a net-yield conclusion; and insurance quotes plus parcel tax bills prevent a reliable carrying-cost test. Next checks should connect those property records to lease-up, replacement-cost and financing assumptions rather than extrapolating county indicators.
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.
Zillow’s June 2026 ZORI—a typical observed asking-rent index—runs from $1,310 to $2,545 across the selected set, a $1,235 spread around its $1,688.50 median. The county ZORI is $1,736, so the decision is not merely whether a household meets a countywide figure; it is whether the current unit search fits the lower or higher part of the observed index range. All shown ZORI values fell year over year, with changes from -0.2% to -2.9%, compared with -1.7% countywide. This makes the spread, rather than a single county benchmark, the practical starting point for a renter comparing options. These readings describe typical observed asking-rent conditions, not a quote for an individual available unit or a bedroom-specific price.
ZORI, ACS and HUD must remain on separate tracks. Selected ZCTA ACS 2024 five-year median gross rents span $1,397 to $2,290. That is a survey-based housing-cost measure, not a current observed asking-rent index, and its unit mix is not limited to a given bedroom count. FY2026 HUD two-bedroom standards span $1,720 to $2,780, versus a county two-bedroom FMR of $1,931; they are administrative program standards, not asking rent. The ZORI-to-local-HUD-two-bedroom-standard comparison ranges from 66.1% to 91.5%. It can help distinguish market-index, survey-cost, and program-standard questions, but does not create an interchangeable rent estimate or a direct unit-by-unit affordability test.
Burden and vacancy also need a separate ACS five-year reading. The share of renter households paying at least 30% of income for gross rent ranges from 35.4% to 51.4%, while reported vacancy ranges from 2.5% to 8.5%. The figures identify distinct trade-offs, not a location ranking. 75252 pairs the set’s lowest ZORI, $1,310, with the highest reported vacancy and burden share. Conversely, 75035 pairs the highest ZORI, $2,545, with the lowest reported vacancy and a burden share below the selected-set maximum. Coincident figures do not show why rents, vacancy, or burden differ. A household should compare its own income, desired bedroom count, and timing with individual listings rather than treat either combination as a conclusion about suitability.
The selected direct-evidence set is not an exhaustive county inventory. It shows 12 ZIP/ZCTA matches from 19 eligible matches and covers 103,219 renter households, but it remains a selected screen rather than a full market map. ZIP display assignment follows the county with the largest HUD residential-address share, and ZIP delivery areas can cross county lines. Census ZCTAs are statistical areas, not USPS delivery ZIPs, so a ZIP label does not ensure that every address or ACS estimate maps identically. Before acting, verify the exact property address, current marketed rent, bedroom count, unit size, lease term, utility treatment, concessions, deposit and recurring fees, availability date, income qualification, and any relevant program acceptance.
19 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 |
|---|---|---|---|---|---|---|---|
| 75034 | $1,704 | $1,864 | $2,540 | 44.1% | 6.3% | $68k | 65.2% |
| 75024 | $1,792 | $1,891 | $2,580 | 35.4% | 6.1% | $72k | 95.8% |
| 75070 | $1,673 | $1,858 | $2,230 | 43.5% | 4.8% | $67k | 100.0% |
| 75074 | $1,598 | $1,718 | $2,130 | 41.9% | 3.7% | $64k | 100.0% |
| 75093 | $1,708 | $1,814 | $2,480 | 42.8% | 4.2% | $68k | 92.2% |
| 75069 | $1,640 | $1,618 | $1,990 | 50.5% | 7.7% | $66k | 100.0% |
| 75252 | $1,310 | $1,397 | $1,720 | 51.4% | 8.5% | $52k | 96.6% |
| 75082 | $1,626 | $1,906 | $2,460 | 46.5% | 3.7% | $65k | 83.8% |
| 75023 | $1,754 | $1,944 | $2,200 | 46.9% | 3.8% | $70k | 100.0% |
| 75035 | $2,545 | $2,290 | $2,780 | 40.6% | 2.5% | $102k | 98.7% |
| 75013 | $1,595 | $1,825 | $2,250 | 48.7% | 6.6% | $64k | 100.0% |
| 75025 | $2,051 | $2,040 | $2,480 | 44.5% | 2.9% | $82k | 100.0% |
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 75035 rental reportCollin County | Frisco, TX | $2,545 | ▼ 0.2% | 40.6% | 89,682 |
| ZIP 75072 rental reportCollin County | McKinney, TX | $2,381 | ▼ 1.6% | 41.8% | 55,087 |
| ZIP 75071 rental reportCollin County | McKinney, TX | $2,152 | ▼ 0.2% | 56.0% | 72,964 |
| ZIP 75025 rental reportCollin County | Plano, TX | $2,051 | ▼ 0.7% | 44.5% | 53,202 |
| ZIP 75024 rental reportCollin County | Plano, TX | $1,792 | ▼ 0.7% | 35.4% | 45,652 |
| ZIP 75023 rental reportCollin County | Plano, TX | $1,754 | ▼ 0.8% | 46.9% | 49,229 |
| ZIP 75093 rental reportCollin County | Plano, TX | $1,708 | ▼ 2.9% | 42.8% | 47,954 |
| ZIP 75034 rental reportCollin County | Frisco, TX | $1,704 | ▼ 0.9% | 44.1% | 53,818 |
| ZIP 75070 rental reportCollin County | McKinney, TX | $1,673 | ▼ 2.4% | 43.5% | 64,078 |
| ZIP 75069 rental reportCollin County | McKinney, TX | $1,640 | ▼ 1.5% | 50.5% | 40,032 |
| ZIP 75074 rental reportCollin County | Plano, TX | $1,598 | ▼ 2.2% | 41.9% | 53,831 |
| ZIP 75287 rental reportCollin County | Dallas, TX | $1,289 | ▼ 2.1% | 52.6% | 53,959 |
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.
0.152% of building value expected lost per year
$7,521 median annual bill
48,663 in · 41,606 out
$102,337 arriving · $98,348 leaving
2,283 of 20,926 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 |
|---|---|---|---|---|---|
| Collin County | 1,163,337 | $487k | $1,736 | 4.3% | inland flooding |
| Dallas County | 2,621,179 | $312k | $1,646 | 6.3% | inland flooding |
| Tarrant County | 2,167,390 | $326k | $1,639 | 6.0% | inland flooding |
| Denton County | 979,561 | $444k | $1,706 | 4.6% | inland flooding |
| Ellis County | 213,160 | $376k | $1,827 | 5.8% | inland flooding |
| Johnson County | 195,597 | $344k | $1,573 | 5.5% | inland flooding |
| Kaufman County | 172,604 | $300k | $1,856 | 7.4% | inland flooding |
| Parker County | 165,168 | $448k | $1,618 | 4.3% | inland flooding |
| Rockwall County | 123,617 | $416k | $1,962 | 5.7% | inland flooding |
Median asking rent is $1,736 per month and supplied gross yield is 4.28% before costs.
No. The $1,931 two-bedroom HUD FMR is a payment standard, not an asking-rent estimate.
Investors accounted for 2,283 of 20,926 purchases, or 10.91%.