Hamilton County has a split county-level screen: Zillow’s 2026-06 series reports a $357,820 median home value, down 0.60% year over year, while median asking rent was $1,528 per month, up 1.56%, with a reported 5.12% gross yield before costs. The tension merits property-level review by income-focused buyers; underwriting that depends on rapid appreciation or tight supply warrants caution.
The published market rent is a measured asking-rent figure, whereas HUD’s $1,390 two-bedroom Fair Market Rent is a payment standard, not an asking-rent estimate. The reported yield therefore cannot be replaced with an FMR-based yield. A 0.62% effective property-tax rate and $1,925 median annual tax add a carrying-cost check; neither median necessarily describes the same property, and gross yield excludes expenses not published here.
Realtor.com’s 2026-06 MLS evidence points to looser visible listing conditions, not completed-sale outcomes: median listing price was down 4.56%, active listings were up 32.27%, median marketing time was 58 days, and 23.87% of listings had price reductions. Tax-return migration was net inbound and incoming movers had higher average AGI than outgoing movers, but this is not renter demand. The reported investor share was 12.16% of 5,031 purchases, indicating buyer participation rather than proof of investor control or cash-buyer activity.
FHFA’s annual 2025 repeat-transaction HPI rose 1.76% and its five-year cumulative change was 63.32%; those index readings neither value homes in dollars nor share Zillow’s value methodology or observation period, so they should not be averaged. QCEW annual data show declining covered employment at county workplaces while average weekly wage increased; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Inland flood is the dominant hazard, with a modeled annual building-value loss ratio of 0.15%. Parcel flood zone, insurance, mitigation, operating expenses, vacancy, property condition, neighborhood rent, and closed-sale evidence are not published; their absence prevents net-yield, hazard-cost, and exit-value underwriting.