FIPS 27163 · population 276,238 · part of Minneapolis, MN
The latest county-level Zillow ZORI is $2,060 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 | $1,242 | Washington County, MN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,405 | Washington County, MN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,709 | Washington County, MN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,262 | Washington County, MN | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,531 | Washington County, MN | 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 27163. 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’s decision tension is a stated gross yield built on published market rent versus carrying costs and physical exposure. Zillow’s county observation labeled 2026-06 places a $451,458 median home value against $2,060 monthly median asking rent and a 5.48% gross yield before costs. This warrants investigation for operators able to validate parcel-level flood exposure, expenses and rent; buyers requiring low carrying costs or straightforward hazard diligence should be cautious. The yield uses measured market rent, not a subsidy benchmark.
At that Zillow observation, the home-value measure rose 2.58% year over year while asking rent rose 3.75%. That rent-price relationship supports the screen but does not establish net operating income. HUD’s two-bedroom FMR is a payment standard, not an asking-rent estimate, and cannot substitute for market rent or yield. The effective property-tax rate is 0.99%; taxes therefore belong in the carrying-cost test, alongside unreported insurance, maintenance and vacancy.
FHFA’s 2025 repeat-transaction HPI rose 1.78%. It corroborates a positive price direction, but it is an index rather than a dollar home value and is neither the method nor the period of Zillow’s observation; the changes should not be averaged. Realtor.com’s MLS listing evidence shows a 17.44% price-reduced share, which indicates seller concessions among visible listings, not a sale price or standalone proof of buyer demand. QCEW reports county-workplace covered employment grew 0.93%; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole county economy or resident employment.
Inland flood is consistent with modeled climate loss of 0.12% of building value per year, but the model is not a parcel-level damage or insurance estimate. Net migration was 483 tax-return households; movers in had average AGI $3,568 below movers out, limiting any simple reading of inflow quality. Investor share was 5.47% across 4,113 total purchases, a participation measure rather than a rental-demand measure. Missing property-level flood mapping, insurance quotes, operating costs, vacancy, lease comps and closed-sale evidence prevents a net-cash-flow, insurability or exit-price conclusion.
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.
0.115% of building value expected lost per year
$4,164 median annual bill
9,427 in · 8,944 out
$81,270 arriving · $84,838 leaving
225 of 4,113 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 | 276,238 | $451k | $2,060 | 5.5% | inland flooding |
| Hennepin County | 1,269,496 | $396k | $1,766 | 5.3% | inland flooding |
| Ramsey County | 542,945 | $345k | $1,525 | 5.3% | inland flooding |
| Dakota County | 445,771 | $403k | $1,687 | 5.0% | inland flooding |
| Anoka County | 370,349 | $380k | $1,732 | 5.5% | inland flooding |
| Scott County | 154,557 | $450k | $1,850 | 4.9% | inland flooding |
| Wright County | 148,269 | $399k | $1,806 | 5.4% | inland flooding |
| Carver County | 110,041 | $496k | $2,002 | 4.8% | inland flooding |
| Sherburne County | 100,560 | $396k | $1,607 | 4.9% | inland flooding |
No. It is annual market rent as a share of price before costs.
No. The supplied two-bedroom FMR is a payment standard, not a market-rent estimate.
Yes. The record reports investor share as participation across total purchases.