{"slug":"where-rental-sources-agree-on-declines","title":"Are rents falling? Where Zillow and Apartment List agree—and disagree","contractVersion":"research-m106-v1-45","sourceUpdatedOn":"2026-08-08","factsHash":"c935e49c1085a21fc4c45a6dee48b6647ffad8649ac077bbe4fd94799898314d","definition":{"deck":"Do two separate rental indices show the same direction in the directly matched metro set?","rule":"Use every metro in the complete direct-evidence purchase/rental study. Classify strict negative Zillow and Apartment List year-over-year changes as both falling, a negative change in only one as mixed signs, and neither negative as neither falling. Keep the two published months separate. Order both-falling rows first, then the Zillow change and metro name.","slug":"where-rental-sources-agree-on-declines","tool":"/tools/rental-liquidity","chart":"m106-cohort","title":"Are rents falling? Where Zillow and Apartment List agree—and disagree","method":["The buyer-side signal counts three direct Redfin measures independently: months of supply, median days on market and listing price-drop share. A count of two or three is labelled buyer leverage; zero or one is labelled seller leverage for this descriptive screen.","The rental-side signal counts direct Apartment List vacancy, time on market and twelve-month recent-lease rent growth independently. A count of two or three is labelled tighter rental conditions; zero or one is labelled looser rental conditions.","Zillow ZORI year-over-year change and Census permitted units per 1,000 residents remain visible context. They do not alter the four-group classification and are never averaged with Apartment List or Redfin measures.","All median thresholds are unweighted and recomputed from the identical complete direct-evidence universe in the downloadable rows."],"parent":"buyer-leverage-rental-demand","columns":[{"key":"zillow_rent_yoy","unit":"percent","label":"Zillow change"},{"key":"apartment_rent_yoy","unit":"percent","label":"Apartment List change"},{"key":"zillow_rent","unit":"money","label":"Zillow asking rent"},{"key":"apartment_rent","unit":"money","label":"Apartment List rent"},{"key":"zillow_rent_period","unit":"text","label":"Zillow month"},{"key":"apartment_rent_period","unit":"text","label":"Apartment List month"}],"eyebrow":"Rental research","question":"Do two separate rental indices show the same direction in the directly matched metro set?","chart_key":"zillow_rent_yoy","variables":["Zillow change","Apartment List change","Zillow asking rent","Apartment List rent","Zillow month","Apartment List month"],"chart_unit":"percent","chart_label":"Zillow direction within the directly matched two-source set","limitations":["Redfin conditions describe homes offered for sale; they are not rental vacancy, landlord concessions or tenant demand. Apartment List conditions are not purchase negotiation data.","The four labels are relative to the complete included release, not absolute definitions of a buyer's market, seller's market, tight market or loose market.","Source periods are shown separately and are not forced into a false synchronized observation. Missing direct evidence excludes a metro rather than being borrowed from a nearby geography or national average.","Metro averages do not replace property, neighborhood, condition, financing, insurance, tax, vacancy or operating-cost diligence."],"short_title":"Are rents falling? Where Zillow and Apartment List agree—and disagree","source_keys":["acs_population","apartment_list_rent","apartment_list_time_on_market","apartment_list_vacancy","cbsa_delineation","census_bps","redfin","zillow_zori"],"published_on":"2026-10-03","inclusion_rule":"Use every metro in the complete direct-evidence purchase/rental study. Classify strict negative Zillow and Apartment List year-over-year changes as both falling, a negative change in only one as mixed signs, and neither negative as neither falling. Keep the two published months separate. Order both-falling rows first, then the Zillow change and metro name.","counter_signals":["A metro can show buyer leverage because inventory and marketing time are higher while rental availability is still tight; this describes two separate markets, not an arbitrage or a buy signal.","Apartment List vacancy and time on market describe its stabilized multifamily-oriented published sample. They do not measure vacancy for every single-family rental, neighborhood or property.","Census permits authorize construction; they do not prove completion date, tenure, lease-up speed or the future path of rents.","Zillow asking-rent movement can differ from Apartment List recent-lease rent movement because the sources observe different rental universes and release schedules."]},"summary":{"groups":{"Mixed signs":17,"Both falling":5,"Neither falling":11},"eligible_count":33,"excluded_count":0,"included_count":33,"median_chart_value":0.0179},"sources":[{"key":"acs_population","name":"Census ACS 5-year — population","release":"ACS 2024 5-year","pulledAt":"2026-07-26","url":"https://www.census.gov/programs-surveys/acs/data.html"},{"key":"apartment_list_rent","name":"Apartment List Rent Estimates — recent-lease rent index","release":"Apartment List 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