The county’s decision tension is a strong historical appreciation signal beside a softer current listing market. No Zillow county home-value series is supplied. FHFA’s repeat-transaction HPI increased 6.82% year over year and 64.82% over its supplied five-year measure; it is an index, not a home value. Separately, Realtor.com’s June 2026 MLS evidence—not closed sales—shows median asking prices down 4.17% year over year. These are different methods and periods, so they cannot form one trend. Exit-sensitive buyers should investigate listing competition before relying on price momentum.
No county market rent is published, so gross yield cannot be computed. HUD’s supplied FMR of $1,616 is a payment standard, not an asking-rent estimate. The ACS 2024 5-year survey separately reports a $335,600 owner-reported median value for owner-occupied homes and $1,193 median gross rent for occupied units; neither is a current asking or transaction measure, and their levels must not be combined. A 1.67% effective property-tax rate and $5,593 median annual tax make carrying-cost verification material, but unit taxes and assessments are absent.
Demand evidence is mixed rather than conclusive. QCEW’s annual workplace-based covered employment rose 0.87%, while average weekly covered-worker wage was $1,274; neither measures resident employment or unemployment. Education and health services is the largest disclosed private supersector, not a measure of the whole county economy. Tax-return migration shows a net inflow of 108, and incoming movers’ average income exceeded outgoing movers’ by $4,954, a calculation from supplied averages. Investors accounted for 108 of 1,294 purchases, so non-occupant competition exists but is not dominant.
Inland flood is the dominant hazard, and modeled annual climate loss equals 0.18% of building value; it is modeled loss, not an insurance quote or a property-specific estimate. The ACS survey describes housing stock and tenure but cannot establish building condition, lease demand, or repair needs. Underwriting still needs address-level flood exposure and insurance, actual market rents and concessions, sale comparables, operating costs, tax assessment, and inspection results. Without those items, net income, yield, replacement cost, and downside liquidity cannot be concluded.