Tom Green County, TX

Tom Green County presents a yield-versus-exit-price tension: Zillow’s $234,188 median home value in 2026-06 was down 1.23% year over year, while the published median asking rent was $1,306 per month, up 5.1%, and the stated gross yield was 6.69% before operating costs. This merits investigation by investors who can verify property-level expenses and rent durability; buyers relying on near-term value appreciation should be cautious. These are county measures, not a metro claim.

Carrying costs are material: the effective property-tax rate is 1.29%, and the median annual tax is $2,532; neither figure establishes the tax bill for a specific asset. HUD’s two-bedroom FMR is a payment standard, not asking rent, and must not substitute for market rent or yield. FHFA’s 2025 repeat-transaction HPI rose 3% year over year. It supports a different directional signal from Zillow’s later decline, but it is an index—not a value—and its distinct vintage and method should not be blended with Zillow.

Realtor.com’s matching source-period MLS evidence shows shrinking visible supply, longer marketing time, and price reductions; it is an asking-market signal, not a closed-sale price or proof of buyer demand. The record counts 202 investor purchases among 1,382 total purchases (14.62%), a meaningful but non-majority mortgage-purchase presence. Tax-return flows were equal inbound and outbound, while incoming movers had higher average AGI; that does not establish tenant demand. In QCEW’s annual county record, covered workplace employment fell 0.52% as average weekly wage rose 3.25%; these are not resident employment or an outlook.

Inland flood is the dominant hazard, and modeled climate loss equals 0.10% of building value per year; that model is not a parcel-specific loss or insurance quote. Next checks are flood-zone and elevation records, insurance premiums and deductibles, property condition, vacancy and operating-expense history, rent comparables, closed-sale comparables, and debt terms. These items are not published in the record; without them, it cannot establish net yield, debt coverage, a property’s tax bill, or resale liquidity.