Greene County’s tension is whether income offsets uncertain value and liquidity. Zillow’s June 2026 median home value was $386,319, up 1.99%, while published median asking rent was $2,331 per month; the record reports a 7.24% gross yield before expenses. FHFA’s 2025 repeat-transaction HPI rose 6.09%. This confirms a positive price direction but is an index, not a home value, and uses a different vintage and method. Test property-level rents; quick-resale buyers should be cautious.
Market rent—not HUD’s $1,824 FMR payment standard—is the yield basis; FMR does not estimate asking rent. Price, rent and tax need property-level expense checks: effective property tax is 0.61%, with a $2,086 median annual tax. Realtor’s June 2026 MLS evidence signals negotiation, not sales: median listing price fell 9.57% year over year, 86 listings were visible, and 12.61% carried price reductions. These are asking-price, supply and concession metrics, not closed-sale prices or proof of demand.
Demand evidence is mixed. The 2025 QCEW covers jobs at county workplaces, not resident employment or unemployment; employment declined while average weekly covered wage increased. Trade, transportation, and utilities is the largest disclosed private supersector, not the entire economy. Net migration was 129 tax-return households, and the supplied $13,710 AGI gap indicates inbound movers had higher average AGI than outbound movers, but county totals do not identify renter demand. Investors represented 7.28% of 261 purchases, a measurable buyer-competition channel rather than evidence that investors set prices.
Risk limits are material. Inland flood is dominant, while modeled annual climate loss equals 0.12% of building value; this modeled ratio is not an insurance quote or a property-specific flood estimate. The record lacks unit type, vacancy, operating and insurance costs, flood-zone and claims history, sale comparables, financing terms, and tenant income. Those gaps prevent net-yield, affordability, replacement-cost, resale-liquidity or insurability conclusions. Next checks are address-level flood and insurance review, lease and rent-comp verification, tax assessment review, and closed-sale analysis.