Nassau County, NY

Nassau County presents a high-entry-price, modest-yield tension: the Zillow county observation labeled 2026-06 places median home value at $859,544, while median asking rent is $3,564 per month and stated gross yield is 4.98% before costs. Investors able to verify unit-level rents, taxes, insurance and operating costs should investigate; those relying on appreciation to offset carrying costs should be cautious. This is a county screen, not a property valuation.

Market asking rent, rather than HUD Fair Market Rent, underlies the stated gross yield; HUD FMR is a two-bedroom payment standard, not an asking-rent proxy. The 1.46% effective property-tax rate means gross yield is not net return and requires parcel-level tax and operating-cost review. FHFA’s repeat-transaction HPI rose 6.97% in 2025, confirming Zillow’s upward direction but not supplying a home value. Its vintage and method differ from Zillow’s, so the rates must not be averaged.

Realtor.com’s 2026-06 MLS evidence shows 2,655 active listings, up 4.04%, while 10.01% had price reductions and the pending-to-active ratio was 67.29%. These are visible listing supply, seller concessions and asking-market activity—not closed prices or stand-alone proof of buyer demand. Tax-return migration was a net outflow of 6,384 households, although incoming movers’ average AGI exceeded outgoing movers’ by $796. Investor mortgages were 8.83% of 8,942 purchases; participation is measurable but not dominant. Annual QCEW workplace data show covered job and wage growth, with Education and health services the largest disclosed private supersector; this is not resident employment.

Modeled annual building-value loss is 0.09%, and inland flood is the dominant hazard; flood zone, elevation, claims history and insurance terms require property-specific review. Missing published evidence includes unit condition, vacancy, lease terms, operating expenses, financing and local rent comparables. Without it, net yield, cash flow and submarket absorption cannot be underwritten from this record; county listing, migration and workplace data do not resolve them.