The distinctive decision question in 23666 is how a current blended asking-rent signal should be read against survey rents, standards, household resources, and inventory without treating any one measure as a unit quote. The five-digit label 23666 is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. Zillow's June 2026 ZIP-level ZORI is $1,683, up 3.1% year over year. It is a typical observed asking-rent index blended across rental types, so it supplies a market benchmark for the ZIP rather than a measured rent for a particular bedroom count, building, or available home.
Source comparison is more useful than forcing a single rent number. In the matched ZCTA, the ACS 2024 five-year median gross rent is $1,541, with a $60 90% margin of error. This ACS measure surveys occupied renter homes and includes selected utilities, whereas ZORI tracks typical observed asking rents. The current ZORI is $142, or 9.2%, above the ACS median, a gap that describes unlike universes and periods rather than a proven change in the same homes. HUD's FY 2026 two-bedroom FMR/SAFMR is $1,870, placing ZORI 10% below that administrative standard. HUD is bedroom-specific and administrative, not asking rent; it should not be blended with either the Zillow index or ACS median.
The bedroom view is intentionally modelled rather than observed. Scaling the ZIP ZORI by the local HUD ladder produces modelled monthly estimates of $1,467 for a studio, $1,485 for a one-bedroom, $1,683 for a two-bedroom, $2,331 for a three-bedroom, and $2,745 for a four-bedroom. The two-bedroom figure equals ZORI because it is the model's anchor, not because a measured two-bedroom rent was found. The ladder transfers HUD bedroom proportions to a blended index, which can be useful for comparing relative size bands but cannot identify lease quotes, concessions, utility treatment, or availability. These are modelled estimates, never measured bedroom rents; actual listings can differ from any rung.
Household measures describe capacity and exposure at the area level, not a tenant's circumstances. Matched-ZCTA median household income is $72,568, with a $3,723 ACS margin of error. At the current ZORI, the 30% required-income screen is $67,320 and the asking-rent-to-income relationship is 27.8%. That screen is arithmetic, not advice and not an applicant qualification rule. Of 23,511 occupied homes, 11,080 are renter-occupied, a 47.1% renter share. ACS estimates 5,623 renter households paying 30% or more of income toward rent, or 50.7% of renter households. This is an observed survey burden distribution, not proof that a particular available unit will be burdensome to any household.
Housing counts clarify the composition of stock and vacancy but do not certify current choice. The ZCTA contains 25,037 housing units, of which 1,526 are vacant, for a 6.1% vacancy rate. The vacant count includes 754 units classified for rent, 126 for sale, and 11 seasonal; those labels are not evidence that a given unit is actively listed, financially comparable, or suitable for a specified household. The stock includes 15,577 single-family units and 2,250 large multifamily units. These counts describe structure and vacancy categories, not bedroom layout, asking terms, condition, rental eligibility, or whether a vacancy can be leased now.
Wider context can locate the ZIP among larger reporting frames but must stay labelled as context. In Hampton city scope, the rent context is $1,693.49; in Hampton City county scope, the rent context is $1,692; and in the Virginia Beach-Norfolk-Newport News, VA-NC metro scope, the rent context is $1,878. Each value is city, county, or metro context rather than the ZIP's figure. The city and county rent contexts sit near the ZIP ZORI, while the metro rent context is higher; their distinct geographic frames prevent them from serving as replacements for ZIP evidence or as a property price. City, county, and metro statistics remain scope-specific context only.
Key limits are geography, timing, and definitions. ZORI summarizes asking-rent observations, ACS is a multi-year survey of occupied renters, and HUD is an administrative standard, so none establishes a current lease price or a tenant's outcome. A property-level review should verify the exact address's ZIP and delivery geography, bedroom count, advertised monthly rent, quote date, and whether utilities are included. It should also check lease term, recurring and move-in fees, deposits, concessions, occupancy date, unit type, and current availability. For a household comparison, confirm the income definition used by the owner or manager instead of relying on the arithmetic screen. These checks maintain the boundaries between index, survey, standard, and a real offered unit.
","findings":[{"body":"June 2026 Zillow ZORI for 23666 is $1,683, a 3.1% annual increase. It is a ZIP-level typical observed asking-rent index blended across rental types. It functions as a current market benchmark, not as a quoted rent for a specified home, bedroom count, lease term, or utility package.","title":"Current asking-rent benchmark"},{"body":"ACS 2024 five-year median gross rent is $1,541 for occupied renter homes and includes selected utilities; it is not a Zillow asking-rent measure. HUD's FY 2026 two-bedroom FMR/SAFMR is a bedroom-specific administrative standard. The three values are useful side by side, but their populations, timing, and definitions prohibit combining them into one rent estimate.","title":"Comparable sources are not interchangeable"},{"body":"The listed studio through four-bedroom figures are modelled monthly ZIP estimates created by scaling ZORI with the local HUD ladder. They describe a proportional size pattern, not observed apartment transactions or measured bedroom rents. The two-bedroom model equals the ZIP index because of the model anchor, so it does not validate an advertised two-bedroom quote.","title":"Bedroom figures are a model"},{"body":"Renter households represent 47.1% of occupied homes, and ACS estimates 50.7% pay 30% or more of income toward rent. Vacancy categories and structure counts describe the area's stock, yet neither statistic proves that a given unit is available, suitable, affordable, or subject to the same utilities and fees.","title":"Area-level pressure and stock require unit checks"}],"risks":["A market index can change because the mix of observed listings changes; it cannot establish the current rent, condition, lease terms, or concessions for a particular home.","The ACS median and rent-burden data are survey estimates for a matched statistical area and historical multi-year period, with sampling uncertainty, rather than real-time applicant or listing records.","HUD standards and the resulting bedroom ladder may serve administrative or comparative purposes, but they do not measure leases, include every property cost, or guarantee a unit's fit.","Vacant-for-rent counts can include units not actively marketed or not comparable to a household's needs, and area burden shares cannot determine any individual tenant's budget outcome."],"qa":[{"a":"It is Zillow's ZIP-level typical observed asking-rent index blended across rental types for June 2026. The value summarizes market observations, rather than a recorded lease for one apartment or house. It therefore does not specify bedroom count, utilities, concessions, or the terms available to a prospective renter.","q":"What does ZORI measure in this report?"},{"a":"ACS 2024 reports a five-year median gross rent for occupied renter homes in the matched ZCTA and includes selected utilities. ZORI is a current ZIP asking-rent index across rental types. The measures cover different populations, timing, and rent concepts, so the difference is informative context rather than an error or a conversion factor.","q":"Why is the ACS median gross rent different from ZORI?"},{"a":"Each bedroom figure is a modelled monthly ZIP estimate produced by scaling the ZIP ZORI according to the local HUD bedroom ladder. This transfers the ladder's relative differences to a blended asking-rent index. It does not observe asking rents by bedroom, and cannot confirm what any specific property currently charges.","q":"How were the bedroom estimates constructed?"},{"a":"Check the exact address geography, bedroom count, advertised monthly rent, quote date, utility inclusion, lease term, deposits, recurring fees, concessions, occupancy date, and availability. For any household screen, verify the owner or manager's stated income definition. Area-level rent, burden, and vacancy measures cannot substitute for these property-level facts.","q":"What property checks remain necessary?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2015-01-01","rent":1009.317453},{"period":"2015-02-01","rent":1013.752208},{"period":"2015-03-01","rent":1018.301557},{"period":"2015-04-01","rent":1020.6319},{"period":"2015-05-01","rent":1020.235929},{"period":"2015-06-01","rent":1021.584834},{"period":"2015-07-01","rent":1025.72641},{"period":"2015-08-01","rent":1028.283081},{"period":"2015-09-01","rent":1032.943362},{"period":"2015-10-01","rent":1034.129535},{"period":"2015-11-01","rent":1031.26012},{"period":"2015-12-01","rent":1030.801324},{"period":"2016-01-01","rent":1030.234535},{"period":"2016-02-01","rent":1029.804319},{"period":"2016-03-01","rent":1026.513922},{"period":"2016-04-01","rent":1027.832214},{"period":"2016-05-01","rent":1033.169129},{"period":"2016-06-01","rent":1036.619674},{"period":"2016-07-01","rent":1040.298616},{"period":"2016-08-01","rent":1036.436843},{"period":"2016-09-01","rent":1037.904034},{"period":"2016-10-01","rent":1038.94211},{"period":"2016-11-01","rent":1047.402658},{"period":"2016-12-01","rent":1041.850814},{"period":"2017-01-01","rent":1042.146531},{"period":"2017-02-01","rent":1038.97901},{"period":"2017-03-01","rent":1043.883582},{"period":"2017-04-01","rent":1042.871755},{"period":"2017-05-01","rent":1050.212229},{"period":"2017-06-01","rent":1049.62832},{"period":"2017-07-01","rent":1049.908476},{"period":"2017-08-01","rent":1050.698103},{"period":"2017-09-01","rent":1055.896727},{"period":"2017-10-01","rent":1057.253761},{"period":"2017-11-01","rent":1053.760085},{"period":"2017-12-01","rent":1062.57784},{"period":"2018-01-01","rent":1064.682575},{"period":"2018-02-01","rent":1073.225945},{"period":"2018-03-01","rent":1062.365437},{"period":"2018-04-01","rent":1067.04442},{"period":"2018-05-01","rent":1068.736328},{"period":"2018-06-01","rent":1077.924654},{"period":"2018-07-01","rent":1075.053352},{"period":"2018-08-01","rent":1071.820737},{"period":"2018-09-01","rent":1066.075323},{"period":"2018-10-01","rent":1077.517264},{"period":"2018-11-01","rent":1082.725657},{"period":"2018-12-01","rent":1085.673251},{"period":"2019-01-01","rent":1086.499871},{"period":"2019-02-01","rent":1091.532016},{"period":"2019-03-01","rent":1104.333686},{"period":"2019-04-01","rent":1107.445028},{"period":"2019-05-01","rent":1108.180102},{"period":"2019-06-01","rent":1107.403257},{"period":"2019-07-01","rent":1115.561513},{"period":"2019-08-01","rent":1125.565997},{"period":"2019-09-01","rent":1134.419996},{"period":"2019-10-01","rent":1131.921897},{"period":"2019-11-01","rent":1135.488784},{"period":"2019-12-01","rent":1137.639938},{"period":"2020-01-01","rent":1143.719524},{"period":"2020-02-01","rent":1144.101418},{"period":"2020-03-01","rent":1136.088907},{"period":"2020-04-01","rent":1134.327474},{"period":"2020-05-01","rent":1139.781939},{"period":"2020-06-01","rent":1151.170101},{"period":"2020-07-01","rent":1160.474306},{"period":"2020-08-01","rent":1171.901687},{"period":"2020-09-01","rent":1184.42272},{"period":"2020-10-01","rent":1200.617129},{"period":"2020-11-01","rent":1210.786712},{"period":"2020-12-01","rent":1227.898588},{"period":"2021-01-01","rent":1239.352728},{"period":"2021-02-01","rent":1270.419548},{"period":"2021-03-01","rent":1285.19551},{"period":"2021-04-01","rent":1310.138569},{"period":"2021-05-01","rent":1336.590423},{"period":"2021-06-01","rent":1376.834844},{"period":"2021-07-01","rent":1423.240893},{"period":"2021-08-01","rent":1451.145285},{"period":"2021-09-01","rent":1471.639929},{"period":"2021-10-01","rent":1465.02417},{"period":"2021-11-01","rent":1466.8148},{"period":"2021-12-01","rent":1465.959045},{"period":"2022-01-01","rent":1479.920471},{"period":"2022-02-01","rent":1475.152184},{"period":"2022-03-01","rent":1480.642982},{"period":"2022-04-01","rent":1473.076683},{"period":"2022-05-01","rent":1470.907441},{"period":"2022-06-01","rent":1455.75835},{"period":"2022-07-01","rent":1443.170459},{"period":"2022-08-01","rent":1437.132825},{"period":"2022-09-01","rent":1457.279836},{"period":"2022-10-01","rent":1487.479894},{"period":"2022-11-01","rent":1516.5544},{"period":"2022-12-01","rent":1522.232389},{"period":"2023-01-01","rent":1516.734023},{"period":"2023-02-01","rent":1509.689622},{"period":"2023-03-01","rent":1512.378},{"period":"2023-04-01","rent":1525.602055},{"period":"2023-05-01","rent":1537.709598},{"period":"2023-06-01","rent":1547.080917},{"period":"2023-07-01","rent":1551.505307},{"period":"2023-08-01","rent":1556.798871},{"period":"2023-09-01","rent":1546.335873},{"period":"2023-10-01","rent":1554.161373},{"period":"2023-11-01","rent":1553.42937},{"period":"2023-12-01","rent":1570.411781},{"period":"2024-01-01","rent":1563.273646},{"period":"2024-02-01","rent":1585.669254},{"period":"2024-03-01","rent":1591.495618},{"period":"2024-04-01","rent":1611.815123},{"period":"2024-05-01","rent":1611.657181},{"period":"2024-06-01","rent":1613.552682},{"period":"2024-07-01","rent":1606.950925},{"period":"2024-08-01","rent":1599.96336},{"period":"2024-09-01","rent":1605.275586},{"period":"2024-10-01","rent":1601.928442},{"period":"2024-11-01","rent":1615.642385},{"period":"2024-12-01","rent":1612.716316},{"period":"2025-01-01","rent":1625.547132},{"period":"2025-02-01","rent":1615.27629},{"period":"2025-03-01","rent":1622.450925},{"period":"2025-04-01","rent":1624.376914},{"period":"2025-05-01","rent":1625.362545},{"period":"2025-06-01","rent":1632.535091},{"period":"2025-07-01","rent":1648.189983},{"period":"2025-08-01","rent":1662.525721},{"period":"2025-09-01","rent":1669.413961},{"period":"2025-10-01","rent":1672.317512},{"period":"2025-11-01","rent":1665.970721},{"period":"2025-12-01","rent":1668.542382},{"period":"2026-01-01","rent":1672.528851},{"period":"2026-02-01","rent":1680.627906},{"period":"2026-03-01","rent":1680.991535},{"period":"2026-04-01","rent":1676.334275},{"period":"2026-05-01","rent":1682.086315},{"period":"2026-06-01","rent":1682.507407}],"historySummary":{"pointCount":138,"firstPeriod":"2015-01-01","latestPeriod":"2026-06-01","coverageMonths":138,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1632.535091,"endRent":1682.507407,"change":0.03061025534795081,"cagr":0.03061025534795081},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1547.080917,"endRent":1682.507407,"change":0.08753678525271358,"cagr":0.02836665285368789},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1376.834844,"endRent":1682.507407,"change":0.22201105988279313,"cagr":0.040914425652559094}},"maxDrawdown":-0.029385988066635838,"annualizedVolatility":0.02538372198558066,"consecutiveReturnCount":137}}