In 66213, the clearest measured tension is that the direct ZIP resale market has been firmer than the recent asking-rent path. June 2026 Zillow ZORI, the ZIP asking-rent index, stood at $1,784 and rose 2.69% from the same month a year earlier. Redfin’s ZIP resale observation showed a 5.31% annual increase in median sold price. That contrast does not establish a relationship between the two markets, but it does keep the current rent snapshot from being read as a broad measure of all housing-market pricing. The rent figure is an asking-rent index; the sale figure comes from completed for-sale transactions.
The same-month Zillow rent history describes stable growth with a clear slowing pattern. The one-year annualized change was 2.69%, compared with 3.90% across three years and 5.65% across five years. Thus, recent direction breaks from the faster longer-run path rather than confirming it. History coverage is complete for the available series. At 2.78%, annualized monthly-return variability was modest, which supports more confidence in the current index snapshot than a highly erratic series would. The maximum drawdown was a comparatively limited 1.66% decline. Transparent national discovery ranks among history-eligible ZIPs were 873 for momentum, 1,210 for stability, and 718 for the balanced measure; these are backward-looking measurements, not forecasts or investment recommendations.
Zillow ZORI is a typical observed asking-rent index blended across rental types, so it is not a lease ledger or a direct bedroom-specific measurement. The bedroom ladder instead produces modelled estimates by scaling ZIP ZORI with the local HUD ladder: $1,435 for a studio, $1,572 for one bedroom, $1,784 for two bedrooms, $2,327 for three bedrooms, and $2,759 for four bedrooms. These are modelled estimates, never measured bedroom rents. HUD FY2026 FMR/SAFMR provides the administrative ladder behind that scaling, ranging from $1,560 for a studio to $3,000 for four bedrooms. HUD standards are bedroom-specific administrative benchmarks, not asking rents.
The matched Census ZCTA provides a different household evidence universe. The 66213 label is both Zillow’s ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. In the ACS 2024 five-year survey, median gross rent was $1,618 for occupied renter homes and includes selected utilities. That is 10.3% below the Zillow asking-rent index, a difference that should not be treated as a simple rent change because the populations, timing, and rent concepts differ. The 30% required-income screen calculates $71,360 of annual income for the current asking index, versus median household income of $117,706. It is arithmetic, not advice or an applicant qualification rule. ACS reports 2,407 of 6,050 renter households, or 39.8%, as paying at least 30% of income toward rent; neither that burden share nor the income screen proves affordability for any particular unit.
Housing-stock evidence also belongs to the ZCTA survey rather than a current listing inventory. The area had 30,539 residents and 13,974 housing units, with a 4.45% vacancy rate. Renters occupied 45.3% of occupied homes, while 350 vacancies were reported as available for rent. The stock included 8,105 single-family units and 1,671 units in larger multifamily structures, describing a mixed structural base without identifying the type, condition, or availability of a specific rental. For wider comparison only, Overland Park city context had asking rent of $1,799.95, Johnson County county context had $1,815, and Kansas City, MO-KS metro context had $1,545; these are city, county, and metro measures, respectively, rather than ZIP results.
Redfin supplies direct rolling-three-month ZIP resale evidence, not rental transactions or rental comparables. Its median sold price was $587,367, with 97 homes sold and a median five days on market. Redfin reported 133 active listings, an inventory measure of 22 homes, and 0.7 months of supply. Sale-to-list signals were also strong within this for-sale universe: the average sale-to-list ratio was 102.08%, 59.63% of homes sold above list, and 86.96% went off market within two weeks. Annualized ZIP ZORI divided by median sold price equals a 3.64% cross-source screening ratio only. It is not a measure of property operating economics, and it cannot substitute for property-specific expenses, leases, or transaction terms.
The resale evidence confirms that the ZIP’s for-sale market showed quick turnover and constrained supply in the observation window, yet it challenges any simple reading that asking rents have kept pace with sales pricing. Rent history is still positive, but its recent pace is below the longer-run rates, while the burden and income screen describe household-level capacity rather than sale-market demand. A reader weighing the current rent index should therefore give it moderate support from its low historical variability, while keeping its slower recent path separate from Redfin’s brisk resale signals. Neither source establishes cause, future direction, or the economics of an individual address.
Important limits remain at the property level. Confirm the address is represented by the relevant Zillow ZIP market identifier, then verify its actual asking rent, bedroom count, lease length, included utilities, concessions, occupancy status, and current comparable listings. For a resale comparison, verify the property type, condition, list history, closed-sale record, and whether the observed transaction fits the same housing segment as the address under review. Review available documentation for recurring ownership costs and any material repairs separately from the screening ratio. What specific unit characteristics would make the area-level asking-rent index materially unrepresentative of the property being evaluated?
","findings":[{"body":"The one-year Zillow ZORI change of 2.69% trails the three-year and five-year annualized changes of 3.90% and 5.65%. This is a measured deceleration, not a prediction of falling rents. Low historical variability and a limited maximum drawdown make the current asking-rent index more stable than a highly volatile series, but they do not make it a property-level rent quote.","title":"Recent rent growth is slower than the longer history"},{"body":"Redfin’s direct ZIP resale observation shows quick marketing time, low months of supply, sales above list, and a median sold-price increase exceeding the latest asking-rent increase. Those measures describe completed for-sale activity only. They support a view of brisk resale conditions in the observation window, while also challenging a simplistic assumption that current rent growth is matching sales-market pricing.","title":"Resale liquidity is stronger than the rent-growth signal"},{"body":"The ACS ZCTA median gross rent is lower than Zillow ZORI, but ACS measures occupied renter homes over five survey years and includes selected utilities, while ZORI tracks typical observed asking rents. The 30% income calculation is a transparent arithmetic screen. The ACS burden share identifies households reporting high rent burdens, not the affordability, vacancy, or lease terms of any specific available unit.","title":"Affordability requires separate household and rent concepts"},{"body":"The ZCTA combines substantial single-family stock with a smaller large-multifamily component and reports rental vacancies within a broader survey-based vacancy count. That helps frame the housing base, but it does not identify current asking rents, property condition, concessions, or availability. City, county, and metro rent figures remain wider-geography context rather than substitutes for ZIP evidence.","title":"Stock data provide context, not listing-level availability"}],"risks":["Zillow ZORI is a blended asking-rent index across rental types, so it may not represent the rent, condition, utility treatment, lease structure, or bedroom configuration of a particular available property.","ACS values come from a matched ZCTA five-year survey of occupied renter households, and the ZCTA boundary is statistical rather than identical to a USPS delivery ZIP.","The modelled bedroom estimates use the HUD ladder to scale the ZIP index; they are not measured bedroom rents and may differ from current listings within the same ZIP.","Redfin resale metrics measure completed for-sale activity in a rolling three-month ZIP window, not rental demand, rental transactions, property expenses, or the economics of a specific asset."],"qa":[{"a":"They measure different universes. Zillow ZORI is a current ZIP-level typical observed asking-rent index blended across rental types. ACS median gross rent is a five-year survey measure for occupied renter homes and includes selected utilities. Different timing, household populations, and rent definitions can produce a gap without demonstrating a change in any individual property’s rent.","q":"Why does the Zillow asking-rent index exceed the ACS median gross rent?"},{"a":"No. The bedroom figures are modelled monthly ZIP estimates created by scaling the overall Zillow ZORI with the local HUD bedroom ladder. They are useful for placing the all-type asking-rent index on a bedroom structure, but they are not direct observations of current studio, one-bedroom, two-bedroom, three-bedroom, or four-bedroom lease rents.","q":"Are the bedroom figures observed rents for studios through four-bedroom homes?"},{"a":"It divides annualized ZIP ZORI by Redfin’s ZIP median sold price, combining an asking-rent index with a completed-resale price measure. It is only a cross-source screening ratio. It does not include operating costs, financing, taxes, insurance, maintenance, vacancy experience, concessions, or the specific physical and contractual characteristics needed for property-level economics.","q":"What does the Redfin screening ratio show?"},{"a":"No. The vacancy figures are survey-based ZCTA counts and rates, while the burden measure reports renter households whose rent consumes at least a stated share of income. Neither identifies a particular unit’s advertised rent, income requirement, condition, lease terms, utilities, concessions, applicant circumstances, or present availability.","q":"Do the vacancy and rent-burden figures prove whether a unit is affordable or available?"}],"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":"2021-02-01","rent":1268.532759},{"period":"2021-03-01","rent":1297.214523},{"period":"2021-04-01","rent":1326.390456},{"period":"2021-05-01","rent":1341.574217},{"period":"2021-06-01","rent":1355.520748},{"period":"2021-07-01","rent":1362.363143},{"period":"2021-08-01","rent":1376.7655},{"period":"2021-09-01","rent":1400.446185},{"period":"2021-10-01","rent":1429.453087},{"period":"2021-11-01","rent":1447.782773},{"period":"2021-12-01","rent":1455.139385},{"period":"2022-01-01","rent":1472.059098},{"period":"2022-02-01","rent":1481.370057},{"period":"2022-03-01","rent":1502.294924},{"period":"2022-04-01","rent":1503.895608},{"period":"2022-05-01","rent":1516.302027},{"period":"2022-06-01","rent":1515.106227},{"period":"2022-07-01","rent":1525.193199},{"period":"2022-08-01","rent":1534.868783},{"period":"2022-09-01","rent":1546.184051},{"period":"2022-10-01","rent":1538.641513},{"period":"2022-11-01","rent":1553.956563},{"period":"2022-12-01","rent":1581.992257},{"period":"2023-01-01","rent":1589.785475},{"period":"2023-02-01","rent":1592.808653},{"period":"2023-03-01","rent":1574.825157},{"period":"2023-04-01","rent":1566.432893},{"period":"2023-05-01","rent":1576.27094},{"period":"2023-06-01","rent":1590.956744},{"period":"2023-07-01","rent":1602.78602},{"period":"2023-08-01","rent":1603.805171},{"period":"2023-09-01","rent":1585.335408},{"period":"2023-10-01","rent":1614.18782},{"period":"2023-11-01","rent":1615.005246},{"period":"2023-12-01","rent":1606.737127},{"period":"2024-01-01","rent":1592.781573},{"period":"2024-02-01","rent":1601.366742},{"period":"2024-03-01","rent":1622.336674},{"period":"2024-04-01","rent":1635.173246},{"period":"2024-05-01","rent":1627.613555},{"period":"2024-06-01","rent":1648.018562},{"period":"2024-07-01","rent":1660.833197},{"period":"2024-08-01","rent":1678.393434},{"period":"2024-09-01","rent":1689.393637},{"period":"2024-10-01","rent":1685.571027},{"period":"2024-11-01","rent":1677.230988},{"period":"2024-12-01","rent":1666.562809},{"period":"2025-01-01","rent":1689.565589},{"period":"2025-02-01","rent":1700.221891},{"period":"2025-03-01","rent":1721.731341},{"period":"2025-04-01","rent":1729.290565},{"period":"2025-05-01","rent":1747.444326},{"period":"2025-06-01","rent":1737.740339},{"period":"2025-07-01","rent":1736.478766},{"period":"2025-08-01","rent":1736.281077},{"period":"2025-09-01","rent":1749.94678},{"period":"2025-10-01","rent":1754.550592},{"period":"2025-11-01","rent":1772.174934},{"period":"2025-12-01","rent":1793.161685},{"period":"2026-01-01","rent":1793.728794},{"period":"2026-02-01","rent":1792.807084},{"period":"2026-03-01","rent":1780.628719},{"period":"2026-04-01","rent":1781.632108},{"period":"2026-05-01","rent":1780.038036},{"period":"2026-06-01","rent":1784.475926}],"historySummary":{"pointCount":65,"firstPeriod":"2021-02-01","latestPeriod":"2026-06-01","coverageMonths":65,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1737.740339,"endRent":1784.475926,"change":0.026894459402890147,"cagr":0.026894459402890147},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1590.956744,"endRent":1784.475926,"change":0.12163698524791577,"cagr":0.039004528608518996},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1355.520748,"endRent":1784.475926,"change":0.3164504701480233,"cagr":0.0565277412027505}},"maxDrawdown":-0.01655927719272643,"annualizedVolatility":0.027818104070419552,"consecutiveReturnCount":64}}