Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,0622026-07 · -1.8% year over year
Rental vacancyn/an/a
Time on marketn/an/a
FIPS 05143 · population 256,765 · part of Fayetteville, AR
The latest county-level Zillow ZORI is $1,648 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,007 | Washington County, AR | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,115 | Washington County, AR | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,347 | Washington County, AR | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $1,873 | Washington County, AR | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,213 | Washington County, AR | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 05143. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Washington County presents a screening tension for an investor: Zillow’s county measure, labeled 2026-06, puts median home value at $356,013, while published median asking market rent is $1,648 per month and the supplied gross yield is 5.55%. That permits an initial revenue screen, but it is not a net-return result. Investigate properties with durable rent support and manageable flood exposure; be cautious where carrying costs or price concessions make the gross spread insufficient.
Measured market rent must remain separate from HUD’s $1,347 two-bedroom Fair Market Rent. The latter is a payment standard, not asking rent; the supplied comparison places market rent 22.3% above it. The 0.52% effective property-tax rate is a stated carrying cost, and other operating costs are not published, so net yield cannot be calculated. Zillow reports value growth of 4.26%; FHFA’s separately labeled 2025 annual repeat-transaction HPI rose 3.17%. These are directionally consistent but different methods and vintages, not rates to average.
Realtor.com’s 2026-06 MLS listing-market evidence shows 967 active listings, a 58-day median marketing time, and 17.5% of listings reduced in price. These are visible supply, marketing-time and seller-concession measures—not closed prices or standalone proof of buyer demand. Net migration of 938 tax-return households accompanied an incoming-versus-outgoing average-income gap of $4,951, a positive composition signal rather than a demand forecast. The record also shows a 15.94% investor share of purchase mortgages alongside 3,577 total purchases; this indicates meaningful competing capital but does not identify investor acquisitions, cash buyers, or neighborhood concentration.
Inland flood is the dominant hazard, with modeled expected annual building-value loss of 0.13%; it frames risk but is not a parcel-level loss estimate. County-level figures cannot establish insurance availability or individual flood exposure. Vacancy, lease turnover, property-level condition, insurance quotes, debt terms, and closed-sale comparables are not published. Their absence prevents net operating income, all-in acquisition cost, and exit-value underwriting; verify those items before treating the county screen as a property conclusion.
This view uses 6 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Across the selected direct-evidence ZIP/ZCTA matches, Zillow’s typical observed asking-rent index runs from $1,400 in ZIP 72764 to $1,832 in 72704, a $432 spread around a $1,581.50 median. That spread gives a current-price screen, not a catalogue of all supply. The decision is not which label is best, but whether a household’s budget, bedroom need, lease timing, and search area can accommodate the current asking-rent range. Answer that question with live listings, recognizing that ZORI is an index of typical observed asking rents rather than a quote for a particular available unit.
Keep the measurement systems separate. Across the displayed matches, June 2026 ZORI annual changes range from -0.07% in 72703 to 3.79% in 72753; this describes recent movement in Zillow’s index, not a forecast. HUD’s two-bedroom Fair Market Rent is $1,347, an administrative program standard. The stated ZORI-to-HUD comparisons span 3.9% to 36.0% above that standard, but they are reference comparisons rather than two-bedroom asking-rent estimates. Separately, ACS five-year ZCTA median gross rents range from $944 to $1,206, a survey measure with a different period and construction that should not be blended with Zillow or HUD.
Within ACS five-year ZCTA estimates, burden and vacancy do not create a simple ranking. The share of renters paying at least 30% of income ranges from 34.8% in 72762 to 48.0% in 72701. In the latter ZCTA, reported median household income of $55,506 is below the displayed $63,600 income benchmark; that is an area-level comparison, not a finding about any renter household. Reported vacancy ranges from 5.0% in 72753 to 13.3% in 72701, while the former still records a 44.1% burden share. Higher vacancy therefore does not alone establish lower burden or easier access, and neither measure indicates the availability or terms of a specific unit.
Geography and coverage impose further limits. Display ZIPs are assigned to Washington County by the largest HUD residential-address share, but ZIPs can cross county lines. ACS ZCTAs are statistical areas rather than USPS delivery ZIPs, and the selected direct-evidence set is not an exhaustive county or local-area inventory. Before a rental decision, verify a listing’s address and county assignment, live asking price, bedroom count, availability, lease term, utility inclusion, recurring fees, concessions, and income or occupancy rules. Use HUD FMR separately as a program standard, and document the observation date for every property-level comparison. Review written lease documents before signing, because online listing fields can be incomplete or stale.
All 6 eligible direct-evidence ZIP profiles are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 72764 → | $1,400 | $1,050 | $1,347 | 35.7% | 5.9% | $56k | 90.1% |
| 72701 | $1,590 | $1,040 | $1,347 | 48.0% | 13.3% | $64k | 100.0% |
| 72703 | $1,573 | $1,006 | $1,347 | 44.9% | 6.5% | $63k | 99.6% |
| 72762 | $1,545 | $1,166 | $1,347 | 34.8% | 5.4% | $62k | 87.9% |
| 72704 | $1,832 | $1,206 | $1,347 | 38.7% | 7.5% | $73k | 99.9% |
| 72753 | $1,696 | $944 | $1,347 | 44.1% | 5.0% | $68k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 72704 rental reportWashington County | Fayetteville, AR | $1,832 | ▲ 0.6% | 38.7% | 32,497 |
| ZIP 72701 rental reportWashington County | Fayetteville, AR | $1,590 | ▲ 3.5% | 48.0% | 49,835 |
| ZIP 72703 rental reportWashington County | Fayetteville, AR | $1,573 | ▼ 0.1% | 44.9% | 35,896 |
| ZIP 72764 rental reportWashington County | Springdale, AR | $1,400 | ▲ 2.5% | 35.7% | 58,719 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.133% of building value expected lost per year
$1,564 median annual bill
8,366 in · 7,428 out
$61,887 arriving · $56,936 leaving
570 of 3,577 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Washington County | 256,765 | $356k | $1,648 | 5.5% | inland flooding |
| Benton County | 303,632 | $388k | $1,567 | 4.8% | inland flooding |
| Madison County | 17,329 | $278k | n/a | n/a | inland flooding |
Yes. The record publishes median asking market rent and gross yield before costs.
No. The record identifies the two-bedroom Fair Market Rent as a payment standard, separate from market rent.
No. Operating expenses, vacancy, insurance quotes, financing terms and property-level condition are not published.