FIPS 20091 · population 620,631 · part of Kansas City, MO
The latest county-level Zillow ZORI is $1,815 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,095 | Johnson County, KS | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,197 | Johnson County, KS | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,358 | Johnson County, KS | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,769 | Johnson County, KS | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,103 | Johnson County, KS | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 20091. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Johnson County’s decision tension is a measurable rent-to-price return against carrying-cost and flood diligence. Cash-flow buyers should investigate property-level expenses; buyers depending on payment standards or appreciation should be cautious. In Zillow’s 2026-06 county reading, the $468,651 home value and $1,815 monthly median asking rent support the 4.65% supplied gross yield before costs. This is measured asking rent. HUD’s two-bedroom Fair Market Rent is a payment standard, not market rent, and cannot replace it in a yield calculation.
An effective property-tax rate of 1.14% and median annual tax of $4,447 leave the gross figure insufficient for a net-return conclusion; insurance, maintenance, vacancy, financing and acquisition costs are not published. Zillow’s home-value measure rose 5.06% year over year. FHFA’s 2025 repeat-transaction HPI rose 3.80% annually, confirming direction, not a home value or matching interval. Its separately published five-year change is not used to blend or annualize the Zillow result.
Realtor.com’s 2026-06 MLS listing market showed 1,569 active listings and a 10.46% price-reduced share. Listings are visible asking supply, reductions are seller concessions, and neither demonstrates closed-sale pricing or buyer demand. Days on market measures marketing time, not demand. Migration adds no obvious household-growth cushion: net migration was -35 tax-return households, while average AGI was $80,201 for movers in and $87,313 for movers out. Non-occupant purchase mortgages were 543 of 7,493 purchases, or 7.25%, a present but not dominant share. QCEW’s 2025 covered-workplace evidence names Trade, transportation, and utilities as the largest disclosed private supersector; it is not resident employment or an unemployment series.
Inland flood is the dominant hazard, alongside modeled annual climate loss equal to 0.10% of building value; that model is not an insurance quote or parcel loss estimate. Missing flood-zone, elevation, claims, insurance and replacement-cost evidence prevents a property-level hazard and expense conclusion. Missing closed-sale comps, unit condition, lease turnover and vacancy data also prevent testing whether county median rent and price apply to a specific asset. Underwrite taxes, insurance and rent at the address rather than treating county evidence as metro-wide.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Within the selected 12-ZIP direct-evidence set, Zillow’s June 2026 ZORI—the typical observed asking-rent index—runs from $1,408 to $2,124, a $716 span, and its median is $1,754.50. The county ZORI is $1,815. The decision is therefore not whether a single county figure represents every search, but which current asking-rent band can support the intended unit and monthly budget. This is a notably dispersed selected set rather than a tight rent band. Where a year-over-year ZORI change is reported, it ranges from a 4.03% decline to 6.87% growth. Those changes are current index movements, not a forecast or a statement about an individual property.
Zillow should not be blended with other rent measures. The ACS 2024 five-year ZCTA median gross-rent estimates in selected areas range from $1,204 to $1,718, versus $1,434 for Johnson County; they are survey estimates, not June asking-rent observations. HUD’s FY2026 two-bedroom standards range from $1,230 to $1,940 across the set, compared with a county $1,358 standard. These are administrative bedroom-specific standards, not market quotes. The Zillow asking index as a share of HUD spans about 92% to 151%, underscoring that the measures serve separate screening purposes. Use Zillow for an initial current asking-rent screen, ACS for historical household context, and HUD only for the applicable program or benchmark.
Budget pressure and availability require another, separately sourced comparison. ACS five-year ZCTA estimates put the share of renter households spending 30% or more of income on rent between 27.5% and 46.1%, against 42.1% countywide. Their vacancy estimates range from 2.3% to 6.3%, while the county estimate is 3.9%. At the 66214 matched label, the Zillow index is at the low end of the current range, whereas the ACS ZCTA reading has the selected set’s highest vacancy and lowest burden readings. At 66215, Zillow is $1,584; its ACS ZCTA reading has the highest burden and 3.0% vacancy. These pairings do not show that vacancy causes burden, or that an available listing will match a ZCTA estimate; they instead flag trade-offs to check household by household.
The crosswalk and coverage boundaries matter before assigning findings to a place. Displayed matches are a selected subset of eligible direct-evidence matches ordered by renter households; they are not an exhaustive inventory of the county or smaller areas. Display assignment uses the county with the largest HUD residential-address share, although ZIPs can cross county lines. Census ZCTAs are statistical areas, not USPS delivery ZIPs. At the property level, verify the address’s jurisdiction, live asking rent, bedroom count, utilities and fees, lease term, move-in cost, availability, and any program income or qualification requirements.
23 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 66062 → | $1,853 | $1,359 | $1,560 | 40.8% | 2.3% | $74k | 100.0% |
| 66212 | $2,124 | $1,321 | $1,610 | 43.9% | 5.8% | $85k | 100.0% |
| 66213 | $1,784 | $1,618 | $1,940 | 39.8% | 4.5% | $71k | 100.0% |
| 66061 | $1,930 | $1,217 | $1,280 | 44.5% | 3.4% | $77k | 100.0% |
| 66215 | $1,584 | $1,406 | $1,560 | 46.1% | 3.0% | $63k | 100.0% |
| 66202 | $1,719 | $1,243 | $1,350 | 45.1% | 4.3% | $69k | 100.0% |
| 66210 | $1,644 | $1,473 | $1,730 | 39.0% | 3.8% | $66k | 100.0% |
| 66223 | $2,080 | $1,718 | $1,810 | 38.8% | 4.2% | $83k | 100.0% |
| 66204 | $1,572 | $1,366 | $1,460 | 44.6% | 6.3% | $63k | 100.0% |
| 66219 | $1,725 | $1,507 | $1,640 | 31.6% | 6.0% | $69k | 100.0% |
| 66203 | $1,912 | $1,244 | $1,320 | 43.2% | 3.7% | $76k | 100.0% |
| 66214 | $1,408 | $1,204 | $1,230 | 27.5% | 6.3% | $56k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 66223 rental reportJohnson County | Overland Park, KS | $2,080 | ▲ 6.9% | 38.8% | 24,747 |
| ZIP 66061 rental reportJohnson County | Olathe, KS | $1,930 | ▲ 6.4% | 44.5% | 67,967 |
| ZIP 66062 rental reportJohnson County | Olathe, KS | $1,853 | ▲ 3.8% | 40.8% | 78,841 |
| ZIP 66213 rental reportJohnson County | Overland Park, KS | $1,784 | ▲ 2.7% | 39.8% | 30,539 |
| ZIP 66210 rental reportJohnson County | Overland Park, KS | $1,644 | ▲ 3.4% | 39.0% | 20,347 |
| ZIP 66215 rental reportJohnson County | Lenexa, KS | $1,584 | ▲ 6.6% | 46.1% | 25,960 |
| ZIP 66204 rental reportJohnson County | Overland Park, KS | $1,572 | ▲ 4.2% | 44.6% | 17,948 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.103% of building value expected lost per year
$4,447 median annual bill
17,118 in · 17,153 out
$80,201 arriving · $87,313 leaving
543 of 7,493 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Johnson County | 620,631 | $469k | $1,815 | 4.7% | inland flooding |
| Jackson County | 719,976 | $253k | $1,434 | 6.8% | inland flooding |
| Clay County | 258,122 | $324k | $1,565 | 5.8% | inland flooding |
| Wyandotte County | 167,654 | $213k | $1,317 | 7.4% | inland flooding |
| Cass County | 110,773 | $345k | $1,697 | 5.9% | inland flooding |
| Platte County | 110,371 | $396k | $1,646 | 5.0% | inland flooding |
| Leavenworth County | 83,123 | $355k | $1,329 | 4.5% | inland flooding |
| Miami County | 34,938 | $384k | $1,910 | 6.0% | inland flooding |
| Lafayette County | 33,115 | $252k | n/a | n/a | inland flooding |
No. The record identifies HUD Fair Market Rent as a two-bedroom payment standard, separate from published market asking rent.
No. They describe the MLS listing market, including visible asking supply, marketing time and seller price reductions.
QCEW measures annual average covered employment at workplaces in the county, not resident employment or unemployment.