The county-level tension is a reported income yield against a high entry value and looser listing-market evidence. At Zillow’s 2026-06 county observation, median home value was $423,851 and had risen 0.78% year over year; median asking rent was $1,492 per month and the supplied gross yield was 4.22% before costs. Resale-liquidity-dependent cases warrant caution, while income underwriting needs property-specific confirmation of durable rent and expenses.
That yield is based on measured market rent, not HUD Fair Market Rent. HUD FMR is a payment standard, not an estimate of asking rent, and cannot be used to substitute rent or recalibrate yield. The effective property-tax rate is 0.85%, a carrying-cost input against the price and rent. Separately, FHFA’s 2025 repeat-transaction HPI increased 4.98% year over year and 50.59% over its supplied multi-year measure. It confirms upward index direction, but is not a dollar home value and cannot be averaged with Zillow because the methods and vintages differ.
Realtor.com’s 2026-06 MLS evidence points to looser visible supply: active listings were 33.67% higher year over year, median marketing time was 57 days, and 22.28% of listings had price reductions. These are asking-market supply, marketing-time, and seller-concession measures—not closed-sale prices or proof of buyer demand. Tax-return migration recorded a small net outflow despite higher average AGI for inbound movers, and investors represented a minority of purchases. Together, those county aggregates do not establish neighborhood tenant demand or who will set the marginal purchase price.
QCEW’s 2025 annual covered employment at workplaces declined even as covered-worker weekly wages rose; it is neither resident employment nor a local labor forecast. Education and health services is the largest disclosed private supersector, not the whole economy. Modeled climate loss equals 0.13% of building value per year and aligns with inland-flood exposure, but it is not observed damage. Missing lease renewal, vacancy, operating-cost, insurance-quote, financing, property-level flood, and closed-sale evidence prevents a net-cash-flow, site-risk, or exit-value conclusion.