FIPS 48139 · population 213,160 · part of Dallas, TX
The latest county-level Zillow ZORI is $1,827 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 | Ellis County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,648 | Ellis County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,931 | Ellis County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,431 | Ellis County, TX | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,091 | Ellis 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 48139. 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.
Ellis County presents a cash-flow-versus-price-discovery tension: income-led underwriting merits investigation, while appreciation-sensitive underwriting deserves caution. Zillow’s 2026-06 county median home value was $375,985, down 1.29% year over year. Median asking market rent was $1,827 per month and the supplied pretax gross yield was 5.83%. That yield is based on market rent before costs, not a property-level income result.
Carrying costs are the decisive qualification. The effective property-tax rate is 1.35%, but county value, rent and tax measures are not matched properties, so they cannot produce a tax-adjusted yield for a specific home. HUD’s two-bedroom FMR is a payment standard, not asking rent, and cannot replace the measured market rent. FHFA’s 2025 repeat-transaction HPI fell 0.27% annually, directionally consistent with Zillow’s decline, but it has a different period and method; the series must not be averaged.
Demand and buyer competition are mixed rather than proven. QCEW reports annual covered employment at county workplaces, with Trade, transportation, and utilities the largest disclosed private supersector; it is not resident employment, unemployment or a forecast, and its average wage is not household income. Net migration was 2,817 tax-return households, while entering movers’ average AGI exceeded leavers’ by $8,558. Non-occupant purchase mortgages were 4.92% of 4,207 purchases, a limited recorded financed-investor footprint rather than a measure of all buyer competition.
Realtor.com’s 2026-06 MLS evidence adds negotiation risk: active listings declined 6.93% yet 24.38% of listings had price reductions, while marketing time was unchanged. Those are visible supply, seller-concession and marketing indicators—not closed-sale prices or proof of buyer demand. The modeled expected annual building-value loss is 0.09%, consistent with inland flood as dominant hazard, but it is county-level. Property-level rent comps, vacancy, operating expenses, flood-zone and insurance evidence, condition, debt terms and closed-sale comps are not published; their absence prevents net-cash-flow, resale and parcel-loss underwriting.
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.
0.093% of building value expected lost per year
$4,697 median annual bill
8,851 in · 6,034 out
$69,940 arriving · $61,382 leaving
207 of 4,207 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 |
|---|---|---|---|---|---|
| Ellis County | 213,160 | $376k | $1,827 | 5.8% | 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 |
| Denton County | 979,561 | $444k | $1,706 | 4.6% | 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 |
No. HUD FMR is a two-bedroom payment standard, while the record separately publishes median asking market rent.
No. It is a pretax gross yield based on market rent before property taxes, insurance, vacancy, repairs, financing and other operating costs.
No. It measures purchase mortgages to non-occupants and does not establish the full level of investor or cash-buyer competition.