Sumner County, TN

Sumner County’s tension is a modest reported income return against still-positive price measures and a visible listing market that requires concessions. Investors able to verify property-level flood costs and operating expenses should investigate; those needing quick resale, appreciation, or a high pre-cost return should be cautious. Zillow’s 2026-06 median asking rent was $1,669 per month, and the reported gross yield was 4.47% before financing, tax, insurance, vacancy, maintenance, or management.

The Zillow figure is measured market asking rent, not HUD rent. HUD’s two-bedroom FMR is $1,730, a payment standard rather than an estimate of asking rent; market rent is 96.5% of it. Effective property tax was 0.51%, with a $1,987 median annual bill, so the gross yield does not describe net cash flow. FHFA’s annual 2025 repeat-transaction HPI increased 1.84%; Zillow’s 2026-06 county value measure increased 0.49%. Both point upward, but their distinct vintages and methods cannot be averaged, and the HPI is not a home value.

Realtor.com’s 2026-06 MLS market had 1,255 active listings, a 47-day median marketing time, and 23.42% of listings reduced. These are visible asking-side supply, marketing-time and seller-concession evidence—not closed-sale prices or proof of buyer demand. Net tax-return migration was positive, with inbound average income $11,681 above outbound. Investors made 7.66% of 3,379 purchases, indicating limited but real non-owner competition that merits deal-level buyer-pool checks.

Inland flood is the dominant hazard. Modeled annual climate loss equals 0.16% of building value, not a parcel-specific loss estimate or an insurance quote. QCEW’s 2025 annual covered-workplace series is not resident employment, unemployment, or a forecast; Trade, transportation, and utilities is only the largest disclosed private supersector. Flood zone, elevation, policy terms and deductibles, lease comps, vacancy, condition, financing, closed-sale comparables, and property-level tax bills are not published in this record. Their absence prevents a defensible net-cash-flow, tenant-demand, resale, and hazard conclusion.