The sharpest cross-market tension in this ZIP is between steady asking-rent evidence and a softer for-sale price signal. Redfin’s direct rolling-three-month ZIP resale observation reports a $263,440 median sold price, down 4.2% year over year, with 195 homes sold and a median 47 days on market. Inventory stood at 230 homes and 3.6 months of supply. Buyers paid an average 98.45% of list price, while 17.38% of sales closed above list. Those are resale-market liquidity and pricing signals, not rental transactions. The 7.68% annualized-ZORI-to-median-price screening ratio is only a cross-source screen; it is not a cap rate, net return, expected return, or property yield. Falling resale prices challenge the otherwise stable rent path and the local income screen, without establishing a causal link.
Zillow’s current ZIP asking-rent index is $1,686. Same-month rent change was 1.91% over one year, 1.72% annualized over three years, and 4.08% annualized over five years. Recent direction therefore confirms a longer upward path, but it is slower than the earlier five-year pace. The history has 100% coverage, making the time series complete for the supplied period. Annualized monthly-return variability is 1.71%, indicating relatively limited month-to-month movement in the index. Its worst peak-to-trough decline was 0.96%, also modest. Transparent national discovery ranks among history-eligible ZIPs were 1,609 for momentum, 31 for stability, and 604 for the balanced measure, where lower ranks are stronger. Together, low variability and a shallow drawdown support more confidence in the continuity of this one rent snapshot than a highly erratic series would, but these are backward-looking measurements rather than forecasts.
The five-digit label 32244 is both Zillow’s ZIP market identifier and the matched Census ZCTA; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. Zillow ZORI is a typical observed asking-rent index blended across rental types, whereas the ACS reports a $1,470 median gross rent from a five-year survey of occupied renter homes that includes selected utilities. The asking index is 14.7% above that ACS gross-rent benchmark. That gap does not by itself show mispricing: the measures differ in timing, sampled homes, occupancy status, rental-type mix, and utility treatment. It instead marks a source-universe difference that should remain visible when comparing current advertised rent conditions with resident-reported housing costs.
The bedroom ladder is a set of modelled monthly ZIP estimates, not measured bedroom rents. By scaling ZIP ZORI with the local HUD ladder, the estimates are $1,380 for a studio, $1,400 for one bedroom, $1,686 for two bedrooms, $2,080 for three bedrooms, and $2,603 for four bedrooms. The underlying HUD standard rises from $1,400 for a studio to $2,640 for four bedrooms. HUD FMR or SAFMR is an administrative, bedroom-specific standard rather than an asking-rent observation, so it supplies the relative ladder used in the model rather than proof of available units at those amounts. The model is most useful for maintaining a transparent bedroom relationship while preserving the ZIP’s observed all-type asking-rent level.
Income and burden data create a separate affordability tension. The matched ACS ZCTA reports median household income of $62,204 with a $3,730 margin of error. Applying the stated 30% rent-to-income arithmetic to the current asking index produces a required annual income of $67,440, equivalent to a 32.5% asking-rent-to-income screen. This is arithmetic, not advice and not an applicant qualification rule. ACS also estimates that 5,854 renter households, or 53.4% of renter households, paid at least 30% of income toward rent. That burden statistic describes surveyed occupied renter households, not the payment position of a particular applicant, lease, or vacant home. Still, it provides important context for the difference between the ZIP’s current asking index and its reported household-income level.
The matched ZCTA contains 26,652 housing units, of which 1,592 were vacant, producing a 6.0% vacancy rate. Renters occupy 43.7% of occupied housing, indicating that both owner and renter households are material parts of the local stock. The structure mix includes 17,656 single-family units and 2,731 large-multifamily units. These ACS stock and vacancy counts describe a survey-based area-wide housing inventory, not a live count of rental listings or evidence that a specific home is available. Likewise, vacant housing can have several statuses and should not be treated as proof of current rental choice. The stock figures nonetheless frame the scale and tenure composition behind the rent and burden measures.
Jacksonville city context asking rent is $1,599.67, Duval County context asking rent is $1,616, and Jacksonville, FL metro context asking rent is $1,708; each is a wider-geography context value rather than a ZIP rental observation. The ZIP asking index sits above the city and county context measures but below the metro context measure. City and county context also show lower renter shares and higher vacancy rates than the matched ZCTA, while the metro context should not be substituted for direct ZIP resale or rent evidence. These comparisons sharpen the interpretation of the ZIP without changing its source boundaries: city, county, and metro figures are reference points, while the Zillow, ACS, HUD, and Redfin measures each retain their distinct universes.
All evidence here has limits that matter for property-level interpretation. ZORI does not identify an individual unit’s condition, lease terms, concessions, included utilities, or availability. ACS is a survey estimate of occupied homes, HUD is an administrative standard, and Redfin describes resale activity rather than rental economics. A concrete review should verify the property’s actual bedroom count, current advertised rent, utility responsibility, concessions, lease duration, comparable-unit condition, listing history, sale condition, and geographic fit with the relevant ZIP or ZCTA scope. It should also separate a unit’s availability from area-wide vacancy and separate a household’s burden from any particular renter. The remaining decision question is whether property-specific evidence aligns with the stable rent history while acknowledging the weaker direct resale-price signal.
","findings":[{"body":"The direct ZIP resale observation shows a year-over-year decline in median sold price despite a positive current asking-rent trend and low historical rent variability. Marketing time, supply, sale-to-list performance, and above-list sales indicate active resale conditions, but they remain for-sale metrics. This tension is useful because it prevents treating stable asking-rent history as confirmation of resale pricing strength.","title":"Resale softness conflicts with stable rent history"},{"body":"Zillow’s asking-rent index is above the ACS median gross-rent estimate. The comparison should be interpreted cautiously because Zillow reflects observed asking rents across rental types, while ACS reflects occupied renter homes and includes selected utilities. The difference identifies a measurement and timing gap rather than establishing that any individual advertised home is unaffordable or overpriced.","title":"Current asking rent exceeds the resident-cost benchmark"},{"body":"The arithmetic income required to keep the ZIP asking-rent index at the stated rent-share threshold exceeds reported median household income. Separately, more than half of surveyed renter households reported spending at least that threshold on rent. These indicators are not applicant rules and do not describe a particular household, but they provide a consistent area-level affordability constraint.","title":"Income screen and renter burden point in the same direction"},{"body":"The studio-through-four-bedroom figures are modelled estimates created by applying the local HUD bedroom ladder to the ZIP asking-rent index. HUD FMR or SAFMR is an administrative standard, not an asking-rent survey, so the ladder should not be read as a list of observed market rents. Unit-level comparables remain necessary for any bedroom-specific interpretation.","title":"Bedroom figures are transparent model outputs"}],"risks":["Zillow’s asking-rent index, ACS gross rent, and HUD bedroom standards describe different housing populations and cost concepts, so direct comparisons can overstate precision if utility treatment and occupancy status are ignored.","ACS vacancy, tenure, income, and rent-burden statistics are survey-based ZCTA estimates with uncertainty, and they cannot establish availability, rent payment stress, or household qualification for a particular property.","Redfin’s resale evidence is direct ZIP for-sale data rather than rental transaction data. A decline in sold prices does not mechanically determine future rents, lease terms, or economics for an individual home.","The bedroom ladder and annualized rent-to-price screen are modelled or cross-source calculations. Neither substitutes for current comparable listings, verified property condition, utility obligations, concessions, or transaction-specific costs."],"qa":[{"a":"They measure different universes. Zillow ZORI is a typical observed asking-rent index blended across rental types, while ACS median gross rent is a five-year survey estimate for occupied renter homes and includes selected utilities. Timing, tenant occupancy, utility inclusion, and unit mix can all create a difference without proving an error in either source.","q":"Why does the current asking-rent index differ from ACS median gross rent?"},{"a":"No. They are modelled monthly ZIP estimates produced by scaling the all-type Zillow asking-rent index with the local HUD bedroom ladder. HUD FMR or SAFMR is an administrative bedroom-specific standard rather than an asking-rent observation. The figures provide a transparent relative ladder, but they do not replace unit-level advertised-rent evidence.","q":"Are the bedroom rent figures observed market rents?"},{"a":"The supplied history shows complete coverage, limited annualized monthly-return variability, and a shallow maximum drawdown. Those backward-looking features make the current index appear more continuous than a volatile series would. However, the recent growth rate is slower than the longer five-year pace, so continuity should not be interpreted as a projection or guarantee.","q":"What does the history say about confidence in the current rent snapshot?"},{"a":"Use the Redfin observation to understand direct ZIP for-sale liquidity and price direction, not rental transactions. Median sold price, marketing time, supply, and sale-to-list results can challenge or support cross-market interpretation, but they do not convert Zillow asking rent into property income. The annualized rent-to-price figure remains only a screening ratio.","q":"How should the resale data be used alongside the rent data?"}],"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 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