Lyon County poses a price-direction tension: Zillow’s county median home value was $179,438 at 2026-06, down 10.82% year over year. FHFA’s repeat-transaction HPI gained 4.81% in 2025 and shows 50.87% cumulative five-year change, while the supplied Realtor.com MLS snapshot shows median listing price up 32.97%. These are not interchangeable: FHFA is an index, listings are asking prices, and Zillow and FHFA have different supplied periods. Buyers needing one verified price trend should be cautious; property-level investigators begin with mixed county evidence.
No median asking market rent is published, so gross yield cannot be computed from the Zillow value. HUD’s two-bedroom FMR of $866 per month is a payment standard, not a market-rent estimate, and cannot substitute. The effective property-tax rate is 0.63%, a carrying-cost input requiring parcel assessment verification. Missing leases, vacancy, utilities, insurance and maintenance prevent income coverage or cash-flow conclusions.
County-workplace QCEW reports 2,595 annual average covered jobs, down 2.92%, and a $945 average weekly covered-worker wage; leisure and hospitality is the largest disclosed private supersector, not the whole economy. In the Realtor.com MLS market, active supply increased, median marketing time was 86 days, and 20.42% of listings had a price reduction, a seller-concession measure. These visible-listing measures and the pending ratio do not prove buyer demand or closed-sale pricing. Net migration was 43 tax-return households, with incoming mover average AGI exceeding outgoing by $2,954. Investor purchases were 6 of 106, or 5.66%, of total purchases.
The modeled climate-loss ratio is 0.20% of building value per year, with inland flood named as dominant hazard. It is county-level modeled exposure, not a parcel flood determination, insurance quote or realized loss. Missing closed-sale comparables, flood-zone status, insurance terms and property expenses prevent conclusions on resale execution and property-specific hazard cost. Check achieved rents, operating expenses, tax assessment, flood history and insurance terms.