FIPS 37063 · population 332,353 · part of Durham, NC
The latest county-level Zillow ZORI is $1,690 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 | $1,417 | Durham County, NC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,507 | Durham County, NC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,711 | Durham County, NC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,117 | Durham County, NC | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,527 | Durham County, NC | 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 37063. 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.
Durham County presents a clear underwriting tension: Zillow's 2026-06 county median home value is $401,000, down 3.27% year over year, while FHFA's distinct annual 2025 repeat-transaction HPI rose 1.33%. These are different measures and vintages, so they should not be averaged. The result is a screening case for investors who need near-term price support or leverage discipline; they should investigate rather than assume a single appreciation story. County evidence does not establish a metro-wide pattern.
The measured market rent is $1,690 per month, and the record reports a 5.06% gross yield before operating costs. HUD's two-bedroom FMR is $1,711, a payment standard rather than an asking-rent estimate; market rent is $21 below it. The effective property-tax rate is 0.79%, adding a recurring carrying cost that must be included before assessing net yield. Insurance, repairs, vacancy, financing, and management costs are not published, so the gross figure is not a cash-flow conclusion.
Demand evidence is mixed rather than absent. QCEW annual covered employment declined 1.28%, while the average covered weekly wage rose 5.33%; this is workplace employment, not resident employment or unemployment. Net migration was positive at 505 households, but average income for movers in was below that for movers out, weakening the headline inflow signal. Realtor.com MLS evidence shows more visible supply, longer marketing time, softer asking prices, and seller concessions; pending listings are not closed sales. Investor participation was 15.96% against 4,110 total purchases, a competition check rather than proof of demand.
Inland flood is the dominant hazard, and modeled climate loss is 0.12% of building value per year; that ratio is neither a property-specific insurance quote nor a dollar loss. The record does not publish parcel-level flood zone or elevation, premiums and deductibles, claims history, vacancy, repairs, financing, or closed-sale comparables. Those gaps prevent a net-cash-flow conclusion, flood-insurance affordability test, and confident interpretation of the Zillow decline. Next checks should cover parcel hazard and insurance underwriting, verified lease and expense data, and closed-sale and rent comparables. Education and health services is the largest disclosed private supersector, not the whole economy.
This view uses 6 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 displayed direct-evidence set, Zillow ZORI—the typical observed asking-rent index—runs from $1,430 to $1,915, a $485 spread; its median is $1,733 versus the county ZORI of $1,690. The decision question is not which label is “best,” but whether a household’s actual unit requirements can fit within the lower-to-higher asking-rent range. ZIP 27707 marks the lower endpoint and ZIP 27703 the upper endpoint. Their year-over-year ZORI directions differ, declining at the lower end and rising at the upper end, so the countywide index is an incomplete screen for a ZIP-level search. ZORI is not an advertised quote, a lease offer, or a measure of every available unit.
Distinct rent evidence universes answer different questions. ACS five-year ZCTA median gross rent ranges from $1,351 to $1,584 among the displayed areas; it reflects surveyed gross-rent conditions, not a current asking-rent series. The packet’s HUD two-bedroom Fair Market Rent ranges from $1,711 to $1,900 and is an administrative, bedroom-specific standard rather than an asking rent. As a descriptive screen only, ZORI divided by the listed HUD benchmark spans 83.6% to 109.4%. That ratio does not convert HUD FMR into market rent, establish eligibility, or make ACS and Zillow values interchangeable.
Survey affordability and vacancy do not yield a single ranking. The ACS ZCTA share of renter households paying at least 30% of income for gross rent spans 39.0% to 50.2%, compared with 48.4% countywide. ACS vacancy ranges from 4.8% for the match labeled ZIP 27713 to 14.9% for ZIP 27701, versus 7.3% for the county; this does not identify an available unit or imply a future rent movement. For a ZORI-based income screen, the required-income figure in 27701 is $69,760 against ACS median household income of $69,740. At the high-ZORI endpoint, the corresponding matched-ZCTA figures are $76,600 and $89,317. These aggregate comparisons are prompts for household budgeting, not evidence about any applicant’s income or rent burden.
Geography and coverage limit any ZIP reading. Census ZCTAs are statistical areas, not USPS delivery ZIPs, and ZIPs that cross county lines are displayed under the county holding the largest HUD residential-address share. The weakest assignment in this set is ZIP 27705 at 90.6%, while the remaining shown ZIPs have higher county shares. The displayed set contains every eligible direct ZORI match under this packet’s selection rule, yet it is not an exhaustive county inventory. Before acting, verify the property address, advertised rent by bedroom, lease length, deposit, utilities and fees, concessions, availability, and any applicable HUD program rules; then compare the exact unit to the appropriate bedroom standard.
All 6 eligible direct-evidence ZIP profiles are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 27705 | $1,722 | $1,539 | $1,711 | 47.2% | 9.5% | $69k | 90.6% |
| 27707 | $1,430 | $1,431 | $1,711 | 46.4% | 7.6% | $57k | 99.4% |
| 27713 | $1,595 | $1,540 | $1,900 | 47.1% | 4.8% | $64k | 98.6% |
| 27703 | $1,915 | $1,584 | $1,750 | 50.2% | 6.1% | $77k | 98.9% |
| 27701 | $1,744 | $1,351 | $1,711 | 39.0% | 14.9% | $70k | 100.0% |
| 27704 | $1,775 | $1,382 | $1,711 | 47.9% | 6.4% | $71k | 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 27703 rental reportDurham County | Durham, NC | $1,915 | ▲ 2.1% | 50.2% | 63,458 |
| ZIP 27704 rental reportDurham County | Durham, NC | $1,775 | ▲ 3.5% | 47.9% | 40,102 |
| ZIP 27701 rental reportDurham County | Durham, NC | $1,744 | ▲ 3.1% | 39.0% | 24,793 |
| ZIP 27705 rental reportDurham County | Durham, NC | $1,722 | ▼ 1.1% | 47.2% | 49,923 |
| ZIP 27713 rental reportDurham County | Durham, NC | $1,595 | ▲ 0.3% | 47.1% | 59,197 |
| ZIP 27707 rental reportDurham County | Durham, NC | $1,430 | ▼ 1.6% | 46.4% | 51,274 |
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.
0.123% of building value expected lost per year
$3,092 median annual bill
15,300 in · 14,795 out
$76,188 arriving · $78,685 leaving
656 of 4,110 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 |
|---|---|---|---|---|---|
| Durham County | 332,353 | $401k | $1,690 | 5.1% | inland flooding |
| Orange County | 149,678 | $514k | $1,685 | 3.9% | inland flooding |
| Chatham County | 80,151 | $571k | $1,915 | 4.0% | inland flooding |
| Person County | 39,542 | $259k | n/a | n/a | inland flooding |
A median market asking rent is published; HUD FMR is a separate two-bedroom payment standard and is not an asking-rent estimate.
It is a repeat-transaction appreciation index, not a dollar home value; its annual observation should be read separately from Zillow's county measure.
It measures non-occupant participation in purchase mortgages relative to total purchases; it does not by itself prove buyer demand or investment performance.