FIPS 48121 · population 979,561 · part of Dallas, TX
The latest county-level Zillow ZORI is $1,706 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 | Denton County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,648 | Denton County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,931 | Denton County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,431 | Denton County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,091 | Denton 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 48121. 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.
Denton County presents an income-versus-carrying-cost decision, not a straightforward appreciation case. Zillow’s 2026-06 median home value is $444,495, down 4.19% year over year, while published median asking rent is $1,706 and gross yield is 4.61% before costs. FHFA’s separate 2025 repeat-transaction HPI fell 0.88% year over year; it is an index, not a home value, and its vintage and method should not be blended with Zillow’s. An income-focused investor should investigate selectively; a buyer relying on appreciation should be cautious because the two measures both point to recent softness.
Market rent is 88.30% of HUD’s $1,931 two-bedroom FMR, but FMR is a payment standard, not an asking-rent estimate. The 1.61% effective property-tax rate and $7,055 median annual tax are material carrying-cost inputs. The record omits insurance, repairs, vacancy, management, utilities, financing, and acquisition costs, so the 4.61% figure cannot become a net yield or cash-on-cash result. Price falling faster than asking rent can lift gross yield mechanically; it does not prove durable rental demand.
Demand evidence is mixed. Realtor.com shows visible supply, marketing time, price reductions, and pending activity, but these MLS measures are not closed-sale prices or proof of buyer demand; its price-reduced share is 28.46% and pending ratio is 41.62%. Net migration is 6,577 tax-return households, while average AGI is $101,307 for movers in versus $86,709 for movers out. QCEW reports annual covered county jobs and covered-worker wages, with both growing; its largest disclosed private supersector is trade, transportation, and utilities. These signals support a demand investigation, not a claim about the Dallas metro or a particular property.
Flood diligence is central: the modeled annual building-value loss ratio is 0.12%, and inland flood is the dominant hazard. That model is not a property-level flood determination, insurance quote, or premium estimate. Investor participation is 7.65% of 17,798 total purchase mortgages, which does not by itself establish competition or liquidity. Next checks are parcel-level flood zone, elevation, drainage and claims history; insurance terms; closed-sale comps; rent comps and lease-up; and a full operating and financing budget. Missing property-level hazard, closed-sale, and expense data prevent conclusions on net return, insurability, and exit value.
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, covering 102,397 renter households, Zillow’s June 2026 typical observed asking-rent index ranges from $1,289 to $2,323, with a $1,682 median and $1,034 spread. Denton County’s county-level ZORI is $1,706. This distribution makes the practical question less about a single county rent and more about whether a search can accept the lower, middle, or upper observed price bands and their current listing choices. Annual ZORI movement also ranges from a 6.9% decline to a 4.8% increase, versus a county change of -1.1%, so the county direction should not substitute for individual-market screening.
Do not turn the price series into one composite rent. Zillow’s county index is a current typical observed asking-rent measure, while the ACS 2024 five-year county median gross rent of $1,728 is a survey estimate for a different reference concept. HUD’s FY 2026 two-bedroom FMR is $1,931 at county scale and runs from $1,640 to $2,680 among the shown ZIPs. The observed Zillow-to-local HUD two-bedroom ratios run from 60.0% to 89.3%. Those percentages describe position relative to an administrative bedroom-specific standard; they are not a market-rent discount, a lease-price comparison, or a measure of eligibility. Use ZORI to orient an asking-rent search, ACS to describe household conditions, and HUD for program-standard context.
ACS 2024 five-year estimates identify material strain across selected ZCTAs: the share of renter households spending at least 30% of income on gross rent ranges from 39.4% to 60.8%, compared with 51.2% countywide. Vacancy ranges from 3.6% to 9.0%, versus 4.3% countywide. These are distinct signals: burden records a household-income-and-rent condition, whereas vacancy measures vacant housing at the survey reference. The selected area at the high end of burden also has the high vacancy rate, illustrating why a larger vacancy reading cannot be treated as proof of a lower-cost or suitable currently listed unit. Screen both conditions alongside the actual unit rather than assuming a trade-off.
Coverage and geography limit precision. The table selection shows 12 of 23 eligible direct-ZORI matches and is ordered by renter households; it is not a countywide inventory, and no separate ZIP reports were published in this packet. County display assignment follows the largest HUD residential-address share, which spans 49.7% to 100% here; 75287 therefore deserves especially careful county-boundary interpretation. ACS figures attach to Census ZCTAs—statistical approximations of ZIP-like areas—not USPS delivery ZIP service areas. Before choosing a property, verify the live advertised rent, bedroom count, lease term, utilities, deposits and fees, vacancy or availability, and any applicable HUD program limits.
23 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 |
|---|---|---|---|---|---|---|---|
| 75287 | $1,289 | $1,472 | $2,150 | 52.6% | 7.8% | $52k | 49.7% |
| 75067 | $1,467 | $1,573 | $2,070 | 51.7% | 5.2% | $59k | 99.3% |
| 75056 | $1,818 | $1,902 | $2,220 | 39.4% | 3.6% | $73k | 100.0% |
| 76201 | $1,447 | $1,164 | $1,640 | 60.8% | 9.0% | $58k | 100.0% |
| 75007 | $1,778 | $1,668 | $1,990 | 49.6% | 4.2% | $71k | 91.1% |
| 75010 | $1,773 | $1,854 | $2,220 | 45.8% | 5.6% | $71k | 100.0% |
| 76209 | $1,401 | $1,444 | $1,740 | 52.4% | 6.7% | $56k | 100.0% |
| 75033 | $1,818 | $2,056 | $2,550 | 44.0% | 4.4% | $73k | 70.7% |
| 76227 | $1,866 | $2,055 | $2,470 | 49.6% | 3.7% | $75k | 100.0% |
| 75068 | $2,323 | $2,289 | $2,680 | 40.5% | 4.1% | $93k | 100.0% |
| 75057 | $1,591 | $1,735 | $2,000 | 42.8% | 4.1% | $64k | 100.0% |
| 76205 | $1,338 | $1,423 | $1,710 | 58.6% | 7.8% | $54k | 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 75033 rental reportDenton County | Frisco, TX | $1,818 | ▼ 1.2% | 44.0% | 52,795 |
| ZIP 75007 rental reportDenton County | Carrollton, TX | $1,778 | ▲ 4.8% | 49.6% | 54,646 |
| ZIP 76201 rental reportDenton County | Denton, TX | $1,447 | ▼ 3.0% | 60.8% | 31,143 |
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.
0.124% of building value expected lost per year
$7,055 median annual bill
44,763 in · 38,186 out
$101,307 arriving · $86,709 leaving
1,362 of 17,798 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 |
|---|---|---|---|---|---|
| Denton County | 979,561 | $444k | $1,706 | 4.6% | 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 |
| Collin County | 1,163,337 | $487k | $1,736 | 4.3% | 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 |
It is median asking rent; HUD’s two-bedroom FMR is a separate payment standard.
A repeat-transaction HPI, not a home value; its annual observation is separate from Zillow’s county observation.
Annual average covered jobs located at county workplaces, not resident employment, unemployment, a forecast, or metro CES/LAUS.