Davis County, UT

Davis County presents a valuation-versus-income tension: Zillow’s June 2026 median home value is $564,409 after 2.43% year-over-year growth, while the published gross yield is 3.69% before operating costs. Income-focused buyers should be cautious about thin starting income; buyers investigating stable occupancy should test submarket rents, insurance, and taxes rather than treating county appreciation as support for cash flow.

The measured median asking rent is $1,734 per month; this is the market-rent series behind the stated yield. It is distinct from HUD’s $1,614 two-bedroom Fair Market Rent, a payment standard rather than an asking-rent estimate. The 0.53% effective property-tax rate and $2,665 median annual tax flag a carrying-cost review, but neither county statistic establishes a subject property’s tax bill or operating expenses.

Realtor.com’s June 2026 MLS listing market shows median asking prices down 6.31% year over year, active listings up 11.10%, a 46-day median marketing time, and 30.44% of listings reduced. Those are visible supply, seller-concession, and marketing-time signals—not closed-sale prices or standalone proof of buyer demand. Net migration was 149 tax-return households, but incoming movers’ average income was $6,998 below outgoing movers’; that mix does not establish purchasing power. Investor mortgages represented 3.50% of the purchase-mortgage total, limiting the evidence for investor-led competition.

Earthquake is the dominant hazard, and modeled climate loss is 0.13% of building value per year; both require parcel-level seismic, insurance, and replacement-cost diligence. The 2025 FHFA repeat-transaction HPI increased, directionally consistent with Zillow’s June 2026 value change, but it is not a home value and their different methods and periods cannot be combined. QCEW’s 2025 annual covered workplace employment declined while its average weekly wage rose; Trade, transportation, and utilities was the largest disclosed private supersector, not the entire county economy. Missing vacancy, lease concessions, insurance quotes, debt terms, property condition, and parcel tax data prevent property-level cash-flow and resilience underwriting.