Granite County presents a price-direction conflict rather than a clear entry signal: Zillow’s county median home value is $473,877 and rose 1.41%, while FHFA’s annual repeat-transaction HPI fell 1.74%. These observations use different methods and vintages, so they do not resolve one another and must not be blended. This county warrants comparable-sale and replacement-demand checks before an underwriter treats either direction as settled. Buyers relying on broad appreciation evidence should be cautious.
No median asking market rent is published, so gross yield cannot be computed. HUD’s two-bedroom Fair Market Rent of $1,053 per month is a payment standard, not an asking-rent estimate, and cannot be substituted into yield. The effective property-tax rate is 0.60%, with $2,130 median annual tax, which identifies a disclosed carrying cost but does not establish a tax bill for a specific acquisition. With rent absent, the relationship between the home value and income remains untested.
Migration data show 69 net tax-return households moving in, and incoming movers’ average income exceeded outgoing movers’ by $6,517; this is household-flow evidence, not proof of tenant or buyer demand. Investor purchase mortgages accounted for 1 of 29 reported purchase mortgages, or 3.45%, indicating limited measured non-owner participation but a small transaction base. Annual QCEW reports 931 covered jobs located at county workplaces, down 3.42%, and an $892 average weekly covered-worker wage. Leisure and hospitality is the largest disclosed private supersector. These are workplace covered-employment measures, not resident employment, unemployment, or a forecast.
Modeled climate loss equals 0.19% of building value annually, and inland flood is the dominant named hazard; this is a county-level modeled loss ratio, not a parcel-specific damage estimate. Missing MLS listing-market measures prevent a read on asking-price competition, visible supply, marketing time, and seller concessions. Missing market rent prevents income and yield underwriting, while unreported property-level flood zone, insurance cost, condition, lease terms, and sale comparables prevent an all-in operating-cost and value conclusion. Next checks are property-specific flood and insurance records, current asking rents and signed leases, tax bills, and closed-sale comparables.