Nantucket County poses a high-entry-value, incomplete-income-evidence tension. Cash-flow investors should be cautious and obtain unit-level rent and insurance quotes. Zillow’s county median home value was $3,171,979, up 6.19% year over year. It is a value estimate, not a transaction price. No FHFA repeat-transaction HPI observation is published, so it neither confirms nor challenges Zillow’s direction.
Measured market asking rent is not published; gross yield therefore cannot be computed. HUD’s two-bedroom FMR of $3,138 per month is a payment standard, not market rent, and cannot fill the gap. The effective property-tax rate is 0.25%, and median annual tax is $3,974. These are partial carrying-cost evidence, not a tax bill for an acquisition. Rent roll, lease comps, assessment, insurance and maintenance history are needed to test coverage.
Realtor.com’s MLS evidence shows a decline in visible supply, not closed-sale demand. It reports 141 active listings, down 27.88% year over year, and an 8.51% pending-to-active ratio. These are asking-market measures, not sale prices or absorption proof. The record reports 26 investor purchases among 174 total purchases, or 14.94%; non-occupant competition exists but is not dominant. Net migration was negative 32 tax-return households; incoming movers’ average AGI was $24,466 below outgoing movers’, limiting a simple population-demand reading. QCEW counted 8,657 covered jobs at county workplaces, not resident employment, up 1.13%. Trade, transportation, and utilities was the largest disclosed private supersector, not the whole economy.
Hurricane is the dominant hazard. Modeled expected annual climate loss equals 0.36% of building value; this is a modeled ratio, not a property-specific loss forecast. It sharpens the need to verify insurance availability, deductibles, elevation, flood zone, condition and replacement cost. Closed-sale prices, vacancy, operating expenses, financing terms and FHFA HPI are also not published. Those omissions prevent yield, debt-coverage, sale-price and repeat-sales-appreciation conclusions.