FIPS 24031 · population 1,065,949 · part of Washington, DC
The latest county-level Zillow ZORI is $2,346 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 | $1,953 | Montgomery County, MD | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $2,015 | Montgomery County, MD | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,246 | Montgomery County, MD | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,835 | Montgomery County, MD | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,332 | Montgomery County, MD | 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 24031. 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.
Montgomery County presents an underwriting tension: a published market-rent yield and rising covered-worker wages sit beside softer price and MLS listing signals, net out-migration, and inland-flood exposure. Buyers who can verify a property-level lease and flood cost should investigate acquisition basis; those relying on near-term resale, FMR support, or broad county averages should be cautious. County-level evidence does not establish neighborhood tenant depth, insurance, or condition.
At Zillow’s county 2026-06 observation, the $627,198 median home value was down 1.43% and the $2,346 monthly median asking rent was down 0.32%. The supplied gross yield is 4.49% before costs. HUD’s two-bedroom FMR is a payment standard, not asking rent; it cannot substitute for the measured market rent. The effective property-tax rate is 0.87%, a carrying cost to test against the yield. FHFA’s 2025 annual repeat-transaction HPI, not a home value, rose 1.32%. That reading cannot be averaged with Zillow’s decline because their methods and vintages differ.
Realtor.com’s 2026-06 MLS evidence describes the visible listing market: median listing price fell 8.26%, active listings rose 14.22%, median marketing time was 37 days, and 18.29% of listings had a price reduction. These are asking prices, visible supply, marketing time, and seller concessions—not closing prices or proof of buyer demand alone. Tax-return movers show more households left than arrived and a higher average AGI among leavers, weakening the interpretation of migration as a purely volume statistic. The 5.84% investor share of 8,709 purchase mortgages identifies a buyer cohort, not all-cash activity or competitive intensity.
The modeled annual climate-loss ratio is 0.06% of building value, aligned with inland flood but not a property loss estimate; it warrants parcel flood-zone, elevation, drainage, insurance-quote, deductible, and coverage review. Supplied QCEW annual data cover jobs at county workplaces: employment fell while average weekly wage rose, and Professional and business services was the largest disclosed private supersector, not the whole economy. QCEW is neither resident employment, unemployment, a forecast, nor a metro CES/LAUS series. Missing property-level lease terms, occupancy, turnover, expenses, insurance, flood claims, financing, and closed-sale comps prevent underwriting net cash flow, buyer depth, and flood-adjusted value.
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 direct-evidence set, June 2026 Zillow ZORI—the typical observed asking-rent index—runs from $1,611 in ZIP 20912 to $2,793 in ZIP 20815, a $1,182 spread around a $2,102 median. The county ZORI is $2,346, down 0.3% year over year; it should not be read as an average of the displayed ZIP values. The decision is therefore less about finding a single Montgomery County rent than about testing which part of this observed asking-rent range fits a household’s monthly budget, unit needs, and tolerance for limited choice. The selected readings show a broad rather than tightly clustered local price distribution.
Three rent measures answer different questions and should remain separate. ACS five-year ZCTA estimates put median gross rent from $1,465 to $2,488, describing reported gross rents for occupied units over a survey period rather than current marketed terms. HUD’s two-bedroom FMR spans $1,900 to $2,840. Direct ZORI equals 79.9% to 104.2% of those local two-bedroom standards, but that is a contextual comparison, not a price conversion or an affordability finding: FMR is an administrative, bedroom-specific benchmark and ZORI is not bedroom matched. Neither measure substitutes for the other, and neither establishes the rent of a particular unit.
ACS burden and vacancy estimates frame a separate trade-off, not a ZIP score. The share of renter households estimated to devote 30% or more of income to rent ranges from 40.3% in 20878 to 62.9% in 20904. Applying a 30-percent-of-income screen to the ZORI readings yields annual income figures from $64,440 to $111,720; it is only a budgeting screen, not evidence of a household’s actual payment, eligibility, or financial position. Estimated vacancy runs from 2.0% to 8.2%. A lower survey vacancy estimate may indicate fewer vacant units at the survey point, but does not measure live listings, leasing speed, or a prospective renter’s ability to secure a unit; a higher rate likewise does not demonstrate lower asking rents.
Coverage and geography limit any ZIP-level conclusion. The display contains 12 ZIP matches out of 25 eligible and accounts for 102,488 renter households, not a countywide inventory. In Montgomery County, a displayed ZIP is a USPS-based label, whereas the ACS measures are tabulated for an approximate ZCTA footprint, so the two do not align address by address. ZIP 20912, assigned here because 84.1% of its HUD residential addresses fall in the county, illustrates the cross-county issue. Before acting on any range, verify the address, bedroom count, current asking rent, included utilities, availability date, lease term, concessions, deposit, fees, and income or occupancy rules directly with the listing or property manager.
25 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 |
|---|---|---|---|---|---|---|---|
| 20910 | $2,062 | $2,022 | $2,580 | 47.3% | 5.9% | $82k | 100.0% |
| 20852 | $2,313 | $2,224 | $2,840 | 42.9% | 6.3% | $93k | 100.0% |
| 20904 | $1,993 | $1,918 | $2,160 | 62.9% | 4.7% | $80k | 99.6% |
| 20850 | $2,547 | $2,309 | $2,740 | 48.4% | 5.6% | $102k | 100.0% |
| 20906 | $1,895 | $1,963 | $2,190 | 56.6% | 4.9% | $76k | 100.0% |
| 20874 | $2,142 | $1,995 | $2,220 | 47.5% | 2.0% | $86k | 100.0% |
| 20878 | $2,351 | $2,226 | $2,410 | 40.3% | 3.5% | $94k | 100.0% |
| 20814 | $2,786 | $2,333 | $2,720 | 43.0% | 8.2% | $111k | 100.0% |
| 20877 | $2,022 | $1,887 | $2,200 | 55.1% | 5.7% | $81k | 100.0% |
| 20902 | $2,038 | $2,116 | $2,390 | 44.1% | 4.2% | $82k | 100.0% |
| 20912 | $1,611 | $1,465 | $1,900 | 57.0% | 4.1% | $64k | 84.1% |
| 20815 | $2,793 | $2,488 | $2,680 | 48.4% | 7.8% | $112k | 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 20910 rental reportMontgomery County | Silver Spring, MD | $2,062 | ▼ 2.6% | 47.3% | 45,943 |
| ZIP 20902 rental reportMontgomery County | Silver Spring, MD | $2,038 | ▲ 1.1% | 44.1% | 54,261 |
| ZIP 20904 rental reportMontgomery County | Silver Spring, MD | $1,993 | ▲ 1.9% | 62.9% | 58,646 |
| ZIP 20906 rental reportMontgomery County | Silver Spring, MD | $1,895 | ▼ 2.8% | 56.6% | 70,595 |
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.
0.061% of building value expected lost per year
$5,539 median annual bill
25,914 in · 31,675 out
$98,588 arriving · $102,772 leaving
509 of 8,709 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 |
|---|---|---|---|---|---|
| Montgomery County | 1,065,949 | $627k | $2,346 | 4.5% | inland flooding |
| Fairfax County | 1,147,837 | $779k | $2,542 | 3.9% | inland flooding |
| Prince George's County | 959,754 | $434k | $1,951 | 5.4% | inland flooding |
| District of Columbia | 681,294 | $579k | $2,532 | 5.2% | inland flooding |
| Prince William County | 488,880 | $592k | $2,282 | 4.6% | inland flooding |
| Loudoun County | 432,998 | $810k | $2,917 | 4.3% | inland flooding |
| Frederick County | 287,048 | $509k | $2,217 | 5.2% | inland flooding |
| Arlington County | 236,254 | $824k | $2,722 | 4.0% | inland flooding |
| Charles County | 170,527 | $454k | $2,328 | 6.2% | inland flooding |
Yes. Market asking rent is published and the record supplies a gross yield; HUD FMR is separately identified as a payment standard.
Annual QCEW covered employment at workplaces in the county, along with covered-worker wages and the largest disclosed private supersector.
Inland flood. The record also provides a modeled climate-loss ratio, but not a parcel-specific loss estimate or insurance quote.