Harrison County presents a published-income versus exit-and-hurricane-cost tension. Income-focused investigators should test property expenses and insurance; buyers dependent on appreciation or quick resale should be cautious. Zillow’s 2026-06 county observation puts median home value at $228,658 and median asking rent at $1,472 monthly, with a stated 7.73% gross yield before costs. The yield uses measured market rent, not a subsidy benchmark, but is not net operating income.
Rent evidence does not settle carrying costs. HUD FMR of $1,140 is a payment standard, not an asking-rent estimate; market rent is 29.1% above it, a comparison that cannot revise gross yield. The effective property-tax rate is 0.65%, and the hurricane hazard aligns with a modeled annual climate-loss ratio of 0.34% of building value. Both sit outside the gross yield; assessments, insurance premiums and deductibles, flood exposure, and repair needs are not published.
Realtor.com MLS evidence shows 1,064 active listings and 21.63% with a price reduction. They indicate visible asking-market supply and seller concessions, not closed-sale prices or buyer demand. Investors were 10.2% of 2,766 purchase mortgages; non-owner competition exists but needs property-type and neighborhood review. Net migration was 90 tax-return households, while movers-in had average AGI $2,923 above movers-out. That small net flow and income gap are not a lease-up forecast. QCEW names leisure and hospitality the largest disclosed private supersector, not the whole economy; its annual covered employment is workplace-based, not resident employment or unemployment.
FHFA’s 2025 repeat-transaction HPI rose 1.39% over its supplied annual interval. It is an appreciation index, not a home value, and has a different vintage and method from Zillow; the measures must not be averaged and only offer directionally related price evidence. The record lacks parcel-level hazard and insurance terms, operating expenses, vacancy and collections, condition, financing, and closed-sale comparables. These gaps prevent net-yield, resilience-cost, and resale-liquidity conclusions; next checks are address-level flood and wind exposure, insurance and tax bills, rent rolls, and matched closed-sale comps.