FIPS 47037 · population 715,388 · part of Nashville, TN
The latest county-level Zillow ZORI is $1,824 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 | $1,507 | Davidson County, TN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,578 | Davidson County, TN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,730 | Davidson County, TN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,211 | Davidson County, TN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,696 | Davidson County, TN | 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 47037. 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.
Davidson County is a selective rental case: measured market rent is published, but Zillow's county median home value is falling while rent is nearly flat, and FHFA supplies a separate positive signal. Buyers should investigate property-level operations; yield-focused buyers should be cautious about treating the headline yield as durable. Zillow's June 2026 price was $435,040, down 3.28% year over year, while median asking rent was $1,824, down 0.23%. Gross yield is 5.03% before costs. FHFA's annual 2025 repeat-transaction HPI rose 1.01% and gained 48.69% over five years; it is an index, not a home value, and must not be averaged with Zillow.
Carrying costs make the headline figure a screening result, not cash yield. Effective property tax is 0.60%, with median annual tax of $2,506; insurance, repairs, vacancy, management, financing and flood deductibles are not supplied. HUD's two-bedroom FMR is $1,730, while market rent is 5.40% above it: FMR is a payment standard, not asking-rent evidence. The price-rent combination requires unit-level rent verification and a full expense stack, especially because the price is a median home value, not a closed-sale price.
Demand evidence is mixed. Tax-return data show net migration of 1,882, but average AGI favors out-movers by $936, weakening the inference that inflow adds purchasing power. QCEW shows covered employment down while average weekly wage rose; its largest disclosed private supersector is Education and health services. That is workplace payroll evidence, not resident employment or a forecast. Realtor.com shows active listings up 10.18% and price reductions at 23.14%, indicating visible supply and seller concessions, not closed-sale demand. Investor mortgages were 12.73% of 9,472 purchases, making competition material without proving investor dominance.
Because inland flood is the dominant hazard, next checks are parcel-level maps, elevation, claims, insurance premiums and deductibles. The modeled annual building-value loss ratio is 0.14%, but it is not a quote or a property-specific loss estimate. Also obtain closed-sale comps, lease-level rents, vacancy, operating expenses, financing terms and tenant-income or renewal data. Without them, gross yield cannot establish net cash flow, and county aggregates cannot establish this property's flood or rent performance.
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.
Across the 12 selected direct-evidence ZIP/ZCTA matches assigned to Davidson County, Zillow’s June 2026 ZORI—a typical observed asking-rent index—runs from $1,393 to $2,163 per month, a $770 spread around a $1,746.50 median. That range, rather than a single county figure, frames the practical question: whether an address is being evaluated against the lower, middle, or upper portion of this selected rental landscape. The set covers 117,860 renter households, making it useful for comparison but not a complete count of county listings or renter choices. Conditions at a particular property can still sit outside the ZIP index because the index is a comparison measure, not an inventory of every advertised unit. The decision is not merely where the index is lowest; it is whether the specific unit, lease, and household budget align with the appropriate benchmark for the particular household and lease at hand.
Keep the measures separate. The county ZORI is $1,824, while ACS 2024 five-year median gross rent is $1,582; the former is a typical observed asking-rent index and the latter is a survey estimate of gross rent. FY2026 HUD Fair Market Rent is instead a bedroom-specific administrative standard. For example, in 37207 the $1,999 ZORI is 37.9% above the $1,450 two-bedroom FMR. Across the shown set, ZORI-to-two-bedroom-FMR ratios extend from 76.2% to 137.9%. Use these parallel readings to identify a unit-size and program-benchmark question, not to treat FMR or ACS as a current asking-rent quote.
Affordability and availability signals likewise need parallel reading. In the selected ZCTAs, the ACS share of renter households spending 30% or more of income on rent ranges from 43.1% in 37206 to 58.0% in 37115, compared with 53.8% for the county. Estimated vacancy ranges from 5.4% in 37221 to 19.8% in 37203; the latter has a 56.6% burden share. These values point to distinct household-budget and supply checks. They do not establish that vacancy causes burden, that a household will qualify, or that either survey indicator fixes a property’s price or availability.
Geographic and coverage rules limit the reading. The HUD–USPS crosswalk assigns ZIPs to Davidson County by the largest residential-address share; shown shares range from 95.1% to 100.0%. ZCTAs are statistical areas rather than USPS delivery ZIPs, and ZIPs can cross county lines. The display contains 12 of 21 eligible direct-ZORI ZIP/ZCTA matches and no published ZIP report, so it is not an exhaustive county or local-area inventory. Before acting, confirm the exact address and county assignment, bedroom count, live asking rent, utilities and concessions, lease term, availability date, and household income against the relevant owner or program criteria.
21 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 |
|---|---|---|---|---|---|---|---|
| 37013 | $1,603 | $1,556 | $1,870 | 51.3% | 7.1% | $64k | 100.0% |
| 37211 | $1,479 | $1,515 | $1,780 | 52.1% | 8.9% | $59k | 100.0% |
| 37203 | $2,097 | $2,004 | $1,990 | 56.6% | 19.8% | $84k | 100.0% |
| 37115 | $1,526 | $1,320 | $1,620 | 58.0% | 6.5% | $61k | 100.0% |
| 37209 | $1,816 | $1,708 | $1,950 | 51.1% | 8.9% | $73k | 99.9% |
| 37076 | $1,468 | $1,576 | $1,780 | 55.4% | 8.0% | $59k | 97.9% |
| 37207 | $1,999 | $1,283 | $1,450 | 54.2% | 8.4% | $80k | 100.0% |
| 37217 | $1,393 | $1,384 | $1,780 | 49.3% | 9.0% | $56k | 100.0% |
| 37208 | $2,135 | $1,558 | $1,880 | 46.9% | 13.7% | $85k | 100.0% |
| 37206 | $2,163 | $1,658 | $1,840 | 43.1% | 7.0% | $87k | 100.0% |
| 37210 | $1,841 | $1,279 | $1,580 | 47.7% | 11.1% | $74k | 100.0% |
| 37221 | $1,677 | $1,844 | $2,200 | 57.7% | 5.4% | $67k | 95.1% |
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.
0.144% of building value expected lost per year
$2,506 median annual bill
31,764 in · 29,882 out
$82,163 arriving · $83,099 leaving
1,206 of 9,472 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 |
|---|---|---|---|---|---|
| Davidson County | 715,388 | $435k | $1,824 | 5.0% | inland flooding |
| Rutherford County | 360,646 | $420k | $1,724 | 4.9% | inland flooding |
| Williamson County | 260,351 | $931k | $2,177 | 2.8% | inland flooding |
| Sumner County | 204,424 | $448k | $1,669 | 4.5% | inland flooding |
| Wilson County | 158,805 | $508k | $1,880 | 4.4% | inland flooding |
| Maury County | 107,791 | $406k | $1,688 | 5.0% | inland flooding |
| Robertson County | 75,539 | $374k | $1,661 | 5.3% | inland flooding |
| Dickson County | 55,983 | $366k | $1,716 | 5.6% | inland flooding |
| Cheatham County | 41,829 | $400k | $1,653 | 5.0% | inland flooding |
Yes. The record supplies median asking market rent and separately identifies HUD FMR as a payment standard, not market rent.
No. QCEW measures annual covered jobs located at county workplaces; it is not resident employment, unemployment or a forecast.
Inland flood is the dominant hazard and a modeled annual building-value loss ratio is supplied, but parcel-level maps, claims, insurance costs and deductibles are not published.