Livingston County’s central tension is an upward Zillow value observation beside a falling transaction index, making it a file for appreciation- or yield-dependent buyers to investigate cautiously. Zillow’s 2026-06 median home value was $197,547, while the 2025 FHFA repeat-transaction HPI declined 2.94% year over year. FHFA is an index, not a home value; its vintage and method cannot be merged with Zillow into one growth rate. The conflict calls for sale-comp and appraisal review before relying on price direction.
Income underwriting is incomplete: market asking rent is not published, so gross yield cannot be computed. The $888 HUD FMR is a payment standard, not an estimate of local asking rent, and cannot substitute for rent. The effective property-tax rate is 0.81%; its cash-flow effect cannot be assessed without local lease comps, insurance, maintenance, vacancy, financing and other operating-cost evidence, none of which is published here.
In Realtor.com’s 2026-06 MLS snapshot, median listing price rose 6.34%, while 38 active listings were down 15.73%. Median marketing time was 47 days, and 9.88% of listings had price reductions, a seller-concession measure. These are asking-price, visible-supply, marketing-time and concession indicators—not closed-sale prices or proof of buyer demand. Tax-return migration was net positive by 47 households, but movers-in had average AGI $2,474 below movers-out. Investor activity was 16 non-occupant purchase mortgages among 144 purchases, or 11.11%.
The 2025 QCEW record shows covered employment at county workplaces declined 0.68%; it is neither resident employment nor an unemployment measure. Trade, transportation, and utilities is the largest disclosed private supersector, not the whole county economy. Inland flood is the dominant hazard, and modeled annual climate loss equals 0.13% of building value; that ratio should not be converted into a property-dollar loss. Next checks are parcel flood maps, elevation, insurance quotes, local lease and vacancy evidence, and closed-sale comps; without them, cash flow, absorption and parcel-level exposure cannot be underwritten.