Washington County’s case is a price-resilience-versus-absorption test, suited to investigators who can verify rent and flood costs and requiring caution from buyers needing a quick resale. Zillow’s June 2026 median home value is $225,553, up 3.29% year over year. That direction is consistent with FHFA’s separate annual 2025 repeat-transaction HPI, up 3.62%; it is an index, not a home value, so neither measure establishes a closed-sale trend or a shared interval.
Market rent is not published, so gross yield cannot be computed. HUD’s $988 monthly two-bedroom FMR is a payment standard, not market asking rent, and cannot fill that gap. The effective property-tax rate is 0.63%, with median annual tax of $1,091; parcel assessment, actual tax bills, insurance, and operating expenses remain necessary to test carrying costs.
Realtor.com’s MLS evidence shows active listings rose 39.66% while 25.72% carried a price reduction. Those are visible supply and seller-concession measures, not closed sales or proof of buyer demand. QCEW annual covered employment at county workplaces fell 1.58%; it is not resident employment or unemployment. Trade, transportation, and utilities is the largest disclosed private supersector. Net migration was positive and inbound movers reported higher average AGI than outbound movers, but this is tax-return mover evidence. Investors made 12 of 289 purchases, a 4.15% share, suggesting limited measured non-owner competition rather than a complete buyer census.
Inland flood is the dominant hazard. The modeled climate-loss ratio is 0.15% of building value per year; it is not a property-specific loss estimate. Missing market rents prevent a yield conclusion, while absent closed-sale comparables, flood-zone and claims history, insurance quotes, and parcel-level condition prevent testing resale liquidity, hazard expense, and net cash flow.