Greene County’s underwriting tension is a recorded county value with conflicting price measures, so buyers who need a clear near-term value signal should investigate rather than treat either series as decisive. Zillow’s 2026-06 median home value was $157,805, down 3.83% year over year, while FHFA’s 2025 repeat-transaction HPI increased 4.63%. The HPI is an index of repeat sales, not a home value; its vintage and method differ from Zillow’s, so these observations cannot be combined into a single appreciation rate.
Income underwriting is the central gap: county market rent is not published, so gross yield cannot be computed. HUD’s two-bedroom FMR is a payment standard, not an estimate of asking rent, and cannot substitute for missing market rent. Carrying-cost review should use the 1.27% effective property-tax rate, then obtain address-level taxes, insurance and lease evidence before testing cash flow.
Realtor.com’s 2026-06 MLS snapshot shows 64 active listings; its median listing price was 17.51% higher year over year, but that is an asking-price measure, not a closed-sale result. A 68-day median marketing time and 18.85% of listings with price reductions indicate visible seller concessions; neither alone proves buyer demand. Investor mortgages accounted for 7.30% of purchase mortgages, a limited share of recorded buyer competition. Migration was negative by 6 tax-return households, while movers-in had average AGI $1,833 below movers-out; together these data warrant scrutiny of tenant and owner demand, not a conclusion about population or demand.
Inland flood is the dominant hazard, and the modeled climate-loss ratio of 0.17% signals recurring building-value exposure rather than a site-specific loss estimate. Check parcel flood zone, elevation, prior loss, coverage terms and insurability. QCEW provides annual covered employment at county workplaces—not resident employment, unemployment, or a forecast—and its average wage is a covered-worker average; it cannot by itself establish household purchasing power. Missing closed-sale comps, market rents, vacancy, rent growth, operating costs, insurance quotes and property condition prevent a defensible yield, expense, exit-price or flood-cost conclusion.