Greene County presents a valuation tension: Zillow’s $183,494 county value in 2026-06 was nearly flat year over year, while FHFA’s repeat-transaction HPI for annual 2025 declined 4.92%. These are different methods and vintages, not a common growth interval; FHFA is an index rather than a home value. Buyers relying on appreciation should be cautious, while income-focused buyers should investigate rent, insurance, and property condition before underwriting.
Measured market asking rent is not published, so gross yield cannot be computed. The $925 HUD FMR is a payment standard, not evidence of asking rent or property income. The 0.89% effective property-tax rate is a known carrying-cost input, but it cannot be tested against income without market rent. Assessment basis, insurance, utilities, repairs, and financing terms are also not published, preventing a defensible cash-flow conclusion.
Realtor.com’s MLS listing-market evidence shows 41 active listings, up 54.72%, with median marketing time of 112 days and 7.28% of listings reduced. This indicates more visible supply and some seller concessions, but neither asking prices nor active stock proves closed-sale pricing or buyer demand. QCEW covered workplace employment fell 1.29%; this is not resident employment. Tax-return migration was net inbound, and inbound movers had higher average income than outbound movers. Investors accounted for 6.50% of purchase mortgages, or 8 of 123, limiting evidence of investor competition.
Modeled annual climate loss equals 0.26% of building value and aligns with hurricane as the dominant hazard; it is a modeled loss ratio, not a property insurance quote or flood-depth finding. County-level evidence cannot establish parcel insurability, storm exposure, replacement cost, lease-up, or exit liquidity. Next checks are property-level market rents, insurance and flood terms, tax assessments, condition, and recent closed sales; without them, cash-flow and resale underwriting remain unresolved.