Vance County presents a carry-versus-price tension: Zillow’s 2026-06 county observation puts median home value at $188,907, down 1.76% year over year, alongside $942 median asking rent and a 5.98% gross yield before costs. This merits property-level cash-flow investigation; buyers relying on appreciation should be cautious. FHFA’s separately dated 2025 annual repeat-transaction HPI rose 4.31%. It is an index, not a home value, and its change cannot be averaged with Zillow’s different method and vintage.
Market asking rent equals 96.6% of the HUD $975 FMR. That FMR is a payment standard, not an estimate of asking rent; the stated gross yield uses published market rent before costs. The effective property-tax rate is 0.78%, with median annual tax of $1,256. Taxes therefore require property-level confirmation alongside insurance, maintenance, vacancy, utilities and management, none of which is published; their absence prevents a net-yield conclusion.
Realtor.com’s MLS listing-market evidence shows 105 active listings, with expanding visible supply, longer marketing time and price reductions. These are asking-market and seller-concession signals, not closed-sale prices or proof of buyer demand. Investor purchases were 14 of 266 total purchases, a 5.26% share, so non-owner competition appears limited in this measure rather than absent. Migration was effectively balanced, while average income of movers in exceeded that of movers out. QCEW shows annual covered employment at county workplaces and covered-worker wages edging up; it is not resident employment, and Trade, transportation, and utilities is only the largest disclosed private supersector.
Inland flood is the dominant hazard, and the modeled annual building-value loss ratio is 0.09%; this county-level metric should be reconciled with parcel flood exposure and insurance terms rather than treated as a property loss estimate. Closed-sale comparables, unit-level rent comps, vacancy, operating expenses, insurance quotes, debt terms and parcel hazard data are not published. Without them, an underwriter cannot establish achievable rent, net cash flow, resale value or property-specific climate cost.