Eagle County presents a pricing-versus-income-return tension: Zillow’s county median home value was $1,316,030 in 2026-06, after a 2.10% year-over-year rise, while FHFA’s repeat-transaction HPI fell 1.28% in 2025. Those measures use different methods and supplied vintages: FHFA is an index rather than a dollar valuation, so neither observation establishes a unified appreciation rate. This merits investigation by buyers relying on resale support; those underwriting durable cash flow should be cautious about a high entry basis.
Measured median asking market rent was $3,285 per month, producing the supplied 3% gross yield before taxes, insurance, maintenance, vacancy, financing or capital work. The effective property-tax rate was 0.42%, a direct carrying-cost item that reduces that pre-expense yield. HUD’s two-bedroom FMR was $2,379, but it is a payment standard, not asking rent; market rent was 38.1% above it by calculation. Thus FMR cannot substitute for market rent or improve yield underwriting.
Realtor.com’s MLS evidence at 2026-06 points to a market requiring negotiation rather than proves demand: active listings rose 8.47% year over year, median marketing time was 102 days, 10.14% of listings had price reductions, and the pending-to-active ratio was 22.75%. These are visible supply, asking-market timing and seller-concession measures, not closed-sale prices. The combination argues for property-level review of list-to-contract terms, condition and comparable closed transactions before accepting a value premise.
Workplace evidence is limited but shows QCEW annual covered employment at county workplaces rose modestly, with leisure and hospitality the largest disclosed private supersector; it is not resident employment or a forecast. Tax-return migration was net negative by 374 households, although arriving movers’ average AGI exceeded departing movers’ by $41,550. Investor mortgage purchases represented 12.46% of 642 total purchase mortgages, so nonoccupant competition exists but does not describe cash buyers or all investors. Inland flood is the dominant hazard, alongside modeled annual building-value loss of 0.26%. Missing insurance quotes, flood-zone exposure, operating expenses, financing terms, closed-sale comparables, vacancy and neighborhood rent comps prevent a net-yield, resilience-cost or exit-value conclusion.