Lemhi County presents conflicting price evidence, so buyers underwriting near-term value support should investigate rather than treat appreciation as established. Zillow’s county median home value was $396,380 in 2026-06, up 6.94% year over year. FHFA’s 2025 annual repeat-transaction HPI fell 2.93%, despite a supplied cumulative gain of 67.12%. FHFA is an index, not a home value; its observation and Zillow’s use different methods and vintages and cannot be averaged.
Rental underwriting is incomplete: market asking rent is not published, so gross yield cannot be computed. The HUD FMR of $992 is a payment standard, not measured market rent. The effective property-tax rate is 0.35%; this carrying-cost input does not establish an individual assessment, insurance cost, or net operating income. Verify leases, achievable asking rents, assessments and insurance quotes before testing property economics.
In QCEW’s 2025 annual average, covered employment at county workplaces grew 2.54%, and the covered-worker average weekly wage was $993. Trade, transportation, and utilities—the largest disclosed private supersector—represented 24.28% of private covered jobs, not the whole economy or resident employment. The six-household net inflow came with an inbound-versus-outbound average AGI gap of $35,101, requiring local renter-depth verification. Investors accounted for 1.67% of 60 purchase mortgages, indicating limited observed non-occupant competition in this measure.
Inland flood is the dominant hazard, and modeled expected annual climate loss equals 0.42% of building value; it is not a property-specific loss estimate. No flood-zone, elevation, deductible, insurance or prior-loss evidence is supplied, preventing site-level risk pricing. Realtor.com MLS listing-market figures—asking price, active listings, days on market, price reductions and pending ratio—are also not published. Without those measures, closed-sale evidence and market rent, liquidity, concessions, purchase basis and income return remain untested. Check parcel hazard, insurance, leases, rent comps, MLS and closed-sale records.