FIPS 11001 · population 681,294 · part of Washington, DC
The latest county-level Zillow ZORI is $2,532 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 | $1,953 | District of Columbia, DC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $2,015 | District of Columbia, DC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,246 | District of Columbia, DC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,835 | District of Columbia, DC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,332 | District of Columbia, DC | 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 11001. 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.
For a District of Columbia investor, the tension is a usable rent signal against softer pricing and weaker workplace conditions. Zillow’s 2026-06 median home value is $579,334, down 2.34%, while median asking rent is $2,532, down 1.07%, producing a reported 5.24% gross yield before costs. The case merits property-level investigation by an operator who can verify expenses and tenant demand; anyone relying on headline yield or population alone should be cautious. These observations do not establish Washington, DC metro conditions.
Housing evidence is mixed. FHFA’s 2025 repeat-transaction HPI was positive; it is an appreciation index, not a home value, and its vintage and method stay separate from Zillow’s observation. Market rent is 112.70% of HUD’s $2,246 FMR, but FMR is a payment standard, not asking-rent evidence. The effective property-tax rate is 0.59%, with median annual tax of $4,312. The reported yield is therefore a screen, not net return, because insurance, maintenance, vacancy, financing, and association costs are not supplied.
Realtor.com MLS evidence shows more negotiable marketing, not a closed-sale verdict: median listing prices fell 8.33%, active listings fell, median days on market lengthened, and 17.63% of listings had price reductions. The pending ratio is pipeline evidence, not proof of demand. QCEW’s annual covered employment declined while average weekly covered-worker wages rose. Professional and business services is the largest disclosed private supersector, not the whole economy. Tax-return migration was positive, but the supplied in-minus-out average-income gap was -$31,154. Underwrite tenant income and submarket variation rather than treating net migration as uniformly supportive.
Risk limits are material. The dominant hazard is inland flood, and modeled annual building loss is 0.05% of building value, not a dollar loss or insurance quote. Non-occupant investor mortgages were 489 of 5,441 purchase mortgages, or 8.99%: investor participation exists but does not define the buyer pool. Obtain closed-sale comps, property-level flood and elevation data, insurance quotes, vacancy and collection history, and full operating and financing costs. Without them, this record cannot establish resale liquidity, flood-adjusted carrying cost, or net cash flow. QCEW also cannot answer resident unemployment or metro labor conditions.
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.
Within the selected direct-evidence ZIP set, the District’s rental decision is less about a single county number than about a wide current asking-rent range. Zillow’s June 2026 typical observed asking-rent index for the county is $2,532, down 1.1% year over year. Across the 12 shown ZIPs, direct Zillow values run from $1,573 in 20032 to $2,814 in 20005—a $1,241 spread—with a $2,386 median. The practical question is therefore which unit-level search range fits a household’s budget and bedroom need, rather than treating the county index as a quote for every listing. The spread is evidence of variation in this selected set, not a complete map of county asking rents.
The measures answer different questions and should remain separate. Zillow ZORI is a current typical observed asking-rent index; ACS median gross rent is a five-year survey estimate; and HUD Fair Market Rent is an administrative two-bedroom standard. In ACS, median gross rent spans $1,222 in 20019 to $2,698 in 20003, while HUD’s two-bedroom figures span $1,610 to $3,370. The direct-Zillow-to-HUD ratio runs from 73.5% in 20008 to 133.9% in 20020. Those ratios are contextual comparisons, not evidence that a unit has two bedrooms, qualifies for a HUD program, or will lease at either figure.
Affordability signals are also uneven, but they do not establish a vacancy or price ranking. Across the displayed ACS ZCTA estimates, the share of renter households spending at least 30% of income on rent spans 32.3% to 56.1%, compared with 46.6% countywide. ACS vacancy ranges from 6.9% to 17.4%, versus 10.1% countywide. A higher vacancy estimate can be used to prioritize availability checks, while a lower burden share describes a different historical survey outcome; neither statistic shows a household’s eligibility, concessions, or actual unit availability. The displayed ranges do not, by themselves, establish that vacancy produces affordability or a particular price.
Coverage and geography constrain how far these comparisons travel. The display contains 12 of 20 eligible direct-ZORI ZIP/ZCTA matches and covers 158,292 renter households, so it is not an exhaustive county inventory. Display assignment follows the largest HUD residential-address county share; each shown ZIP has a 100% primary county share, but a ZIP can still differ from a Census ZCTA, which is a statistical area rather than a USPS delivery ZIP. Before acting on any range, verify the listed asking rent, bedroom count, utilities, fees, concessions, lease term, income qualification, and availability for the specific property. Keep the HUD comparison bedroom-specific and do not substitute any index, survey estimate, or standard for a listing-level quote.
20 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 |
|---|---|---|---|---|---|---|---|
| 20002 → | $2,394 | $2,212 | $2,480 | 39.3% | 10.8% | $96k | 100.0% |
| 20009 → | $2,727 | $2,341 | $3,370 | 32.3% | 8.8% | $109k | 100.0% |
| 20020 | $2,182 | $1,306 | $1,630 | 51.2% | 12.0% | $87k | 100.0% |
| 20001 | $2,647 | $2,499 | $3,140 | 41.5% | 11.4% | $106k | 100.0% |
| 20019 → | $1,976 | $1,222 | $1,610 | 56.1% | 9.9% | $79k | 100.0% |
| 20032 | $1,573 | $1,317 | $1,620 | 55.0% | 10.6% | $63k | 100.0% |
| 20003 | $2,554 | $2,698 | $3,370 | 34.0% | 11.3% | $102k | 100.0% |
| 20011 | $2,251 | $1,637 | $2,030 | 46.1% | 7.0% | $90k | 100.0% |
| 20008 | $2,213 | $2,206 | $3,010 | 42.4% | 6.9% | $89k | 100.0% |
| 20010 | $2,542 | $1,793 | $2,370 | 39.6% | 10.2% | $102k | 100.0% |
| 20024 | $2,378 | $2,139 | $2,620 | 44.6% | 17.4% | $95k | 100.0% |
| 20005 | $2,814 | $2,298 | $2,910 | 42.7% | 8.4% | $113k | 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 20016 rental reportDistrict of Columbia | Washington, DC | $2,916 | ▼ 3.6% | 43.8% | 32,730 |
| ZIP 20009 rental reportDistrict of Columbia | Washington, DC | $2,727 | ▼ 0.2% | 32.3% | 50,150 |
| ZIP 20001 rental reportDistrict of Columbia | Washington, DC | $2,647 | ▼ 0.3% | 41.5% | 44,616 |
| ZIP 20036 rental reportDistrict of Columbia | Washington, DC | $2,623 | ▲ 1.5% | 47.5% | 4,605 |
| ZIP 20003 rental reportDistrict of Columbia | Washington, DC | $2,554 | ▼ 2.9% | 34.0% | 37,482 |
| ZIP 20010 rental reportDistrict of Columbia | Washington, DC | $2,542 | ▲ 0.1% | 39.6% | 31,808 |
| ZIP 20002 rental reportDistrict of Columbia | Washington, DC | $2,394 | ▼ 1.7% | 39.3% | 72,397 |
| ZIP 20024 rental reportDistrict of Columbia | Washington, DC | $2,378 | ▼ 1.2% | 44.6% | 15,888 |
| ZIP 20011 rental reportDistrict of Columbia | Washington, DC | $2,251 | ▲ 0.9% | 46.1% | 67,434 |
| ZIP 20008 rental reportDistrict of Columbia | Washington, DC | $2,213 | ▼ 4.5% | 42.4% | 29,434 |
| ZIP 20020 rental reportDistrict of Columbia | Washington, DC | $2,182 | ▲ 4.9% | 51.2% | 53,005 |
| ZIP 20018 rental reportDistrict of Columbia | Washington, DC | $2,083 | ▼ 2.3% | 49.8% | 19,562 |
| ZIP 20019 rental reportDistrict of Columbia | Washington, DC | $1,976 | ▲ 6.3% | 56.1% | 63,380 |
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.
0.048% of building value expected lost per year
$4,312 median annual bill
32,848 in · 31,175 out
$86,003 arriving · $117,157 leaving
489 of 5,441 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 |
|---|---|---|---|---|---|
| District of Columbia | 681,294 | $579k | $2,532 | 5.2% | inland flooding |
| Fairfax County | 1,147,837 | $779k | $2,542 | 3.9% | inland flooding |
| Montgomery County | 1,065,949 | $627k | $2,346 | 4.5% | inland flooding |
| Prince George's County | 959,754 | $434k | $1,951 | 5.4% | inland flooding |
| Prince William County | 488,880 | $592k | $2,282 | 4.6% | inland flooding |
| Loudoun County | 432,998 | $810k | $2,917 | 4.3% | inland flooding |
| Frederick County | 287,048 | $509k | $2,217 | 5.2% | inland flooding |
| Arlington County | 236,254 | $824k | $2,722 | 4.0% | inland flooding |
| Charles County | 170,527 | $454k | $2,328 | 6.2% | inland flooding |
Median asking rent is $2,532, while HUD FMR is $2,246. FMR is a payment standard, not a market-rent estimate; the supplied rent-to-FMR ratio is 112.70%.
The supplied FHFA 2025 repeat-transaction HPI was positive, while Zillow’s 2026-06 median home value declined 2.34%. FHFA is an appreciation index, not a dollar home value, so the observations should not be averaged.
Non-occupant investor mortgages accounted for 489 of 5,441 purchase mortgages, or 8.99%. This measures investor purchase-mortgage participation, not all investor ownership or buyer demand.