Wilson County, TN

Wilson County poses a yield-versus-liquidity tension: market rent is rising faster than Zillow's home-value measure, while sales-market evidence is less decisive. Zillow's 2026-06 county value was up 0.26%; median asking rent increased 2.73% and gross yield was 4.44%. FHFA's separately labeled 2025 repeat-transaction HPI rose 2.03% annually and 56.78% over its stated horizon. Different vintages and methods preclude a combined appreciation rate. Income-focused buyers should investigate costs; appreciation-dependent buyers should be cautious.

Median asking market rent of $1,880 per month supports the stated gross yield before costs; it is not the supplied HUD two-bedroom FMR. FMR is a payment standard, not an asking-rent estimate or basis for a separate yield. The effective property-tax rate is 0.42%, and median annual tax is $1,787. Modeled annual climate loss equals 0.15% of building value; inland flood is dominant. Test insurance, flood exposure, taxes and maintenance rather than treating gross yield as net income.

Tax-return migration points inward: net migration was 1,959 households and average income of movers in exceeded movers out by $549. QCEW workplace-covered employment declined while covered-worker wages rose, a mixed labor backdrop rather than proof that tenants or homebuyers will choose a submarket. In the supplied purchase-mortgage measure, investor participation was 181 of 2,706, or 6.69%—present, not dominant. Realtor.com's MLS market shows more visible supply, longer marketing time and price reductions—asking-market evidence, not closed-sale pricing or proof of demand. Obtain neighborhood absorption and lease-up evidence.

Key limits: no property-level insurance quote, flood-zone or loss history, operating-expense detail, vacancy, lease-renewal, delinquency, financing or closed-sale evidence is published. This prevents net-yield, site-specific flood-cost and transaction-pricing conclusions. QCEW is annual covered employment at county workplaces, not resident employment or a forecast; Trade, transportation, and utilities is only the largest disclosed private supersector. Check parcel taxes and assessments, flood and insurance files, comparable signed leases and closed sales.