Washington County’s underwriting tension is a $375,991 Zillow median home value at 2026-06, paired with a supplied 5.47% gross yield before costs. Income-oriented buyers should investigate whether property expenses preserve that return, while buyers relying on appreciation should be cautious. FHFA’s 2025 repeat-transaction HPI rose 1.89% annually; it is an index, not a dollar home value. Its separate vintage and method prevent combining it with Zillow into one growth rate.
Zillow’s measured median asking market rent was $1,713 per month, down 0.58%. That rent, rather than HUD’s two-bedroom FMR, supports the reported gross-yield measure; FMR is a payment standard, not an asking-rent estimate. The effective property-tax rate was 1.09%, with median annual tax of $3,143. Gross yield is before taxes, insurance, flood coverage, repairs, vacancy and debt. Property-level operating costs and lease or occupancy evidence are not published, preventing a net-yield or cash-flow conclusion.
Realtor.com’s 2026-06 MLS listing-market evidence gives a mixed liquidity read: active listings fell 10.08%, but median marketing time was 83 days and 20.64% of listings had price reductions. These are visible supply, asking-market time and seller-concession measures, not closed-sale prices or proof of buyer demand. Tax-return households produced net migration of 264, while average AGI per moving household was higher for arrivals than departures by $59,036; this does not establish renter demand. Investors made 38 of 361 purchases, indicating participation but not price support.
Inland flood is the dominant hazard, and the modeled annual climate-loss ratio is 0.12% of building value. That county-level model does not identify parcel flood zone, insurance pricing, prior losses or mitigation needs. QCEW’s 2025 annual average was 16,704 covered jobs at county workplaces; it is not resident employment, unemployment or a forecast. Trade, transportation, and utilities was the largest disclosed private supersector, not the whole economy. Obtain parcel flood records, insurance quotes, rent comps, leases, operating statements, closed-sale comps and financing terms; without them, underwriting cannot establish net income, property value or exit liquidity.