FIPS 42091 · population 867,573 · part of Philadelphia, PA
The latest county-level Zillow ZORI is $2,081 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 | $1,397 | Montgomery County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,520 | Montgomery County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,810 | Montgomery County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,170 | Montgomery County, PA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,423 | Montgomery County, PA | 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 42091. 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’s decision tension is a high entry value against a modest pre-cost income screen. Zillow’s June 2026 county median home value was $504,179, while its median asking rent was $2,081 per month and the supplied gross yield was 4.95%. This merits investigation by buyers who can verify parcel expenses and lease comparables; buyers dependent on appreciation or minimal carrying costs should be cautious.
Price signals do not form a single growth series. Zillow’s value measure rose 2.23% year over year, whereas FHFA’s 2025 repeat-transaction HPI rose 4.64%; the index tracks repeat sales rather than dollar values, and the distinct methods and vintages should not be averaged. The measured asking rent is 15% above the HUD two-bedroom FMR, but FMR is a payment standard, not market rent. Gross yield is before costs, and the county median annual property tax was $5,875, so net yield remains untested.
Realtor.com’s June 2026 MLS view recorded 1,221 active listings, up 10.35% year over year. Active listings are visible supply, not sales; marketing time, reductions and listings do not by themselves prove buyer demand. In 2025, QCEW covered employment at county workplaces declined 0.34%; its largest disclosed private supersector was Education and health services, at 22.77% of private covered jobs. Investors represented 8.19% of 8,286 purchase mortgages. Tax-return migration showed a net outflow of 216 households, while departing movers had average income $7,048 above arrivals; neither statistic measures renter demand in a submarket.
Inland flood is the dominant hazard, and the modeled annual building-value loss ratio is 0.10%; that county-level estimate should be reconciled with address-level flood zone, elevation and insurance terms, not treated as a parcel forecast. Flood insurance, property condition, operating expenses, vacancy, lease-renewal data and neighborhood rent or sale comparables are not published. Their absence prevents a net-yield calculation, a property-specific hazard cost conclusion, and a firm view of local exit liquidity.
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.
Among the selected direct-evidence ZIP/ZCTA matches in Montgomery County, Zillow’s June 2026 ZORI, a typical observed asking-rent index, ranges from $1,651 to $2,473. The $822 spread is meaningful beside the county ZORI of $2,081. It indicates that the selected ZIP/ZCTA set presents a range of observed rent conditions, rather than one countywide asking-rent position. The immediate decision question is therefore not simply where the lowest index sits, but whether a unit’s asking rent, bedroom count, lease terms, and household budget fit the relevant comparison. ZIP-level ZORI year-over-year change ranges from -1.0% to 6.8%; those changes describe index movement, not a forecast or a guarantee for any unit.
Do not combine this index with the two other rent measures. ACS 2024 five-year ZCTA median gross rent is a survey estimate of reported gross rent and spans $1,320 to $2,076 in the selected set; it is not a current asking-rent series. FY2026 HUD two-bedroom FMR is an administrative, bedroom-specific standard, ranging from $1,610 to $2,500, rather than an asking-rent observation. In ZIP 19464, ZORI is at the upper end of the selected-set asking-to-FMR range of 84.6% to 118.2%. That ratio is a comparison, not an affordability verdict.
The ACS five-year burden and vacancy indicators put a separate household and stock lens on that spread. The share of renter households paying at least 30% of income for rent ranges from 28.5% to 53.2%, compared with 49.0% for the county. ACS vacancy rates range from 1.2% to 8.6%, versus 4.2% countywide. These measures do not establish how many listings are available now, why rents differ, or a uniform trade-off between burdens and vacancies. They are useful screening context, but neither is a real-time count of units offered for lease. Still, a rental search decision should weigh burden exposure and vacancy alongside the proper rent measure: 19428 has the lowest burden result at 28.5% and a 6.2% vacancy rate.
The lens remains partial. The direct-evidence display includes 12 of 28 eligible ZIP/ZCTA matches and covers 56,290 renter households; it should not be read as a complete county inventory. Display assignment follows the county holding the largest HUD residential-address share, which is 95.0% to 100.0% across the shown set, so boundary-crossing ZIP delivery areas can still represent more than one county. For this Montgomery County display, the Census ZCTA used for ACS is a statistical proxy for postal geography rather than the same thing as a USPS delivery ZIP. Nor does this assignment establish a property’s precise jurisdiction. Before choosing a property, verify the live asking rent, bedroom count, lease length, utilities, fees, income qualification, availability date, and the property’s exact location against the appropriate HUD standard and household budget.
28 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 |
|---|---|---|---|---|---|---|---|
| 19401 | $1,651 | $1,473 | $1,890 | 51.8% | 8.6% | $66k | 100.0% |
| 19446 | $1,994 | $1,884 | $2,170 | 51.4% | 2.4% | $80k | 100.0% |
| 19406 | $2,106 | $2,076 | $2,490 | 39.2% | 6.6% | $84k | 100.0% |
| 19464 | $1,903 | $1,320 | $1,610 | 52.4% | 6.4% | $76k | 99.7% |
| 19403 | $1,960 | $1,709 | $2,000 | 45.5% | 3.8% | $78k | 100.0% |
| 19428 | $2,473 | $2,046 | $2,500 | 28.5% | 6.2% | $99k | 100.0% |
| 19027 | $1,939 | $1,483 | $1,790 | 50.9% | 1.2% | $78k | 100.0% |
| 19044 | $1,705 | $1,480 | $1,820 | 40.8% | 4.0% | $68k | 99.8% |
| 19468 | $1,998 | $1,690 | $2,180 | 46.3% | 4.3% | $80k | 100.0% |
| 19440 | $1,661 | $1,442 | $1,780 | 53.2% | 2.7% | $66k | 95.0% |
| 19090 | $2,004 | $1,733 | $1,950 | 43.3% | 6.4% | $80k | 100.0% |
| 19046 | $1,659 | $1,447 | $1,860 | 45.5% | 7.0% | $66k | 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 19446 rental reportMontgomery County | Lansdale, PA | $1,994 | ▲ 0.7% | 51.4% | 61,848 |
| ZIP 19401 rental reportMontgomery County | Norristown, PA | $1,651 | ▲ 1.9% | 51.8% | 43,359 |
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.
0.096% of building value expected lost per year
$5,875 median annual bill
22,293 in · 22,509 out
$97,557 arriving · $104,605 leaving
679 of 8,286 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 | 867,573 | $504k | $2,081 | 5.0% | inland flooding |
| Philadelphia County | 1,579,706 | $237k | $1,814 | 9.2% | inland flooding |
| Bucks County | 647,461 | $534k | $2,212 | 5.0% | inland flooding |
| Delaware County | 579,222 | $374k | $1,828 | 5.9% | inland flooding |
| New Castle County | 577,961 | $375k | $1,940 | 6.2% | inland flooding |
| Chester County | 547,840 | $588k | $2,214 | 4.5% | inland flooding |
| Camden County | 527,257 | $360k | $1,986 | 6.6% | inland flooding |
| Burlington County | 467,805 | $429k | $2,262 | 6.3% | inland flooding |
| Gloucester County | 306,954 | $390k | $2,173 | 6.7% | inland flooding |
Yes. The record publishes median asking rent; HUD FMR is a payment standard and is not used as market rent.
No. Gross yield is supplied, but operating expense, vacancy and financing inputs are not published.
It measures annual covered jobs at workplaces in the county, not resident employment.