Juab County’s decision tension is a positive price record without published market-rent proof. Zillow’s county median home value was $460,108 in 2026-06, up 3.53% year over year; investors should investigate income support for that entry point, while buyers requiring demonstrated cash flow should be cautious. FHFA’s annual 2025 repeat-transaction HPI rose 1.74%, and its cumulative five-year change was 50.03%. This directionally supports appreciation, but FHFA is an index rather than a home value and its labeled annual period is not Zillow’s 2026-06 observation.
Measured market rent is not published, so gross yield cannot be computed. HUD’s two-bedroom FMR is $1,460 per month, but it is a payment standard—not a market asking-rent estimate—and cannot substitute for rent in a yield calculation. The reported effective property-tax rate is 0.45%, with median annual property tax of $1,914. That gives a county carrying-cost reference, not a parcel bill. Rent comps, vacancy, insurance, financing, repair costs and parcel-level taxes are not published; their absence prevents a cash-flow conclusion.
Realtor.com’s 2026-06 MLS evidence shows 46 active listings, 41.03% fewer than a year earlier, with a 55-day median marketing time and 23.83% of listings reduced. Visible supply is therefore thinner, but these are active asking-market measures: neither the median listing price nor inventory, marketing time, or reductions is a closed-sale price or proof of buyer demand. Tax-return migration recorded net inflow of 43 households, and the supplied calculation shows average income of movers in exceeded movers out by $13,545. Non-occupant borrowers accounted for 5.88% of total recorded purchase mortgages. Annual QCEW reports workplace job and wage growth and names Manufacturing as the largest disclosed private supersector; this is not resident employment or a demand forecast.
Wildfire is the dominant hazard, while the modeled annual climate-loss ratio is 0.25% of building value; it is modeled expected loss, not a property-specific insurance quote or realized loss. Underwriters should obtain lease comps, closed-sale comps, parcel hazard and mitigation details, insurance terms, and tax bills before deciding whether the price, carrying costs, and tenant revenue align. County-level evidence cannot establish neighborhood liquidity, tenant quality, or a parcel’s insurability.