Yavapai County, AZ

Yavapai County has a valuation-versus-income tension: June 2026 Zillow county median home value is $506,609, down 0.18% year over year, while published median asking rent is $1,891 per month and stated gross yield is 4.48% before costs. Buyers able to verify property rents and insurance should investigate; those needing quick resale or thin expense margins should be cautious. Zillow is a modeled county value, not sale proceeds; rent is measured market asking rent.

At $1,750, median annual property tax is a carrying-cost input against the stated yield, but parcel tax, insurance and maintenance are not supplied. HUD’s two-bedroom FMR of $1,637 is a payment standard, not market rent, and cannot replace the published asking rent or generate a yield. The 2025 FHFA repeat-transaction HPI rose 2.64% over the year and 55.09% over five years. It is an index, not a home value; its distinct vintage and method provide context rather than a growth rate to combine with Zillow.

Realtor.com’s June 2026 MLS market shows median listing price down 1.83%, 68 median days on market, and 22.9% of listings reduced. These are asking-price, marketing-time and seller-concession evidence, not closed-sale prices or proof of buyer demand. Tax-return households produced net migration of 1,697; incoming movers averaged $89,659 AGI versus $68,754 for outmovers. The reported 7.53% investor share alongside 3,399 purchases places nonoccupants as a minority of the recorded purchase market.

Inland flood is the dominant hazard and modeled annual building-value loss is 0.21%; it is not a dollar loss and requires address-level flood, drainage and insurance review. QCEW’s annual covered workplace employment declined, and Trade, transportation, and utilities is the largest disclosed private supersector; neither measures resident employment or the whole economy. Closed-sale comps, submarket vacancy and collections, property-level operating costs, flood insurability, and debt terms are not published in this record. Their absence prevents net cash-flow, debt-service, and resale underwriting.