Hunt County, TX

Hunt County presents a carry-versus-repricing tension: its Zillow county median home value is $277,139, down 3.54% year over year, while published median asking rent is $1,551 per month, up 2.03%. This produces a 6.72% gross yield before expenses. The record merits investigation for an income-led case, but caution where the thesis depends on appreciation or low carrying costs. Zillow’s county value measure is not a closed-sale comp.

The measured asking rent—not a payment standard—equals 80.30% of HUD’s two-bedroom Fair Market Rent; FMR must not be substituted for market rent or used to recalculate yield. The effective property-tax rate is 1.24%, narrowing the pre-cost yield, although no parcel assessment is supplied. FHFA’s annual repeat-transaction HPI rose 0.30%; this is an index change, not a home value, and its separate annual vintage challenges Zillow’s value decline but cannot be averaged with it.

Realtor.com’s MLS evidence shows active inventory essentially unchanged while median listing prices fell. Listings spent a median 65 days marketed and 29.44% had price reductions; these are asking-market supply, marketing-time and concession indicators, not sales or proof of buyer demand. Net migration was 1,260 tax-return households, with movers’ average income $9,113 higher than out-movers. This identifies a positive inbound income gap, not renter demand. Non-occupants accounted for 194 of 2,274 purchase mortgages, or 8.53%, a minority buyer cohort. QCEW reports annual covered employment and average weekly wage gains at county workplaces, not resident employment; Manufacturing is the largest disclosed private supersector, not the whole county economy.

Inland flood is the dominant hazard and modeled expected annual building-value loss is 0.12%; it is a county-level model rather than a parcel loss forecast. No published closed-sale comps, vacancy, lease turnover, operating repairs, financing terms, property-specific assessments, flood-zone status, or insurance quotes are available. These omissions prevent validation of acquisition basis, net yield and property-level hazard carrying cost. Next checks are parcel flood and insurance review, lease/rent comp verification, and closed-sale and expense underwriting; county evidence cannot establish a submarket outcome.