ZIP 75035 presents a level-versus-direction tension: current asking rent has edged down, yet it remains above the broad survey measure for occupied renter homes. Zillow’s June 2026 ZIP ZORI is $2,545, a 0.23% same-month decline from the prior year. ZORI is a typical observed asking-rent index blended across rental types, not a signed-lease median or an individual listing quote. The matched Census ZCTA’s ACS 2024 five-year median gross rent is $2,290, so ZORI is 11.1% higher. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area, not identical to a USPS delivery ZIP. ACS gross rent covers occupied renter homes and includes selected utilities, placing it in a separate evidence universe.
Bedroom context is supplied by a model rather than direct rental observations. The modelled ZIP estimates scale ZIP ZORI using the local HUD ladder: $2,087 for a studio, $2,170 for one bedroom, $2,545 for two bedrooms, $3,204 for three bedrooms, and $4,074 for four bedrooms. These are modelled estimates, never measured bedroom rents. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent. The corresponding local HUD two-bedroom standard is above ZORI, which explains why the ladder is useful for proportional context but cannot substitute for current listings. The equality between the two-bedroom estimate and ZORI is a feature of the scaling method, not confirmation of a measured two-bedroom market price.
Broader rent comparisons make the ZIP’s elevated asking level visible without replacing its direct evidence. Frisco city-context rent is $1,861, Collin County county-context rent is $1,736, and Dallas-Fort Worth-Arlington, TX metro-context rent is $1,673; each is a wider-area contextual benchmark rather than a direct ZIP observation. The ZIP asking index exceeds all three, which describes a level difference without demonstrating a cause or a lease outcome. Those city, county, and metro values do not describe the 75035 resale market, the mix of units in current listings, or rents for a given bedroom count. The direct ZIP ZORI remains the current asking-rent reference.
The matched ACS ZCTA depicts a stock weighted toward single-family structures: it reports 25,186 single-family units and 2,594 units in large multifamily structures. The renter share is 23.3%, and the overall vacancy rate is 2.5%. These are multiyear survey characteristics of housing stock and occupancy, not a count of units presently available for lease. Vacancy can include different statuses, while renter share does not identify the rental types contributing to ZORI. Accordingly, neither measure proves availability, condition, or negotiating position for a particular unit. It provides a structural backdrop for interpreting the asking index and the occupied-home gross-rent survey.
The income and burden evidence creates a second distinction between arithmetic and household experience. Applying a 30% rent-to-income screen to the current ZORI produces required annual income of $101,800; the ACS ZCTA median household income is $166,590, and the mechanical asking-rent-to-income ratio is 18.3%. This screen is arithmetic, not advice and not an applicant qualification rule; household income is also not a measure of every renter’s resources. ACS reports 2,730 of 6,719 renter households as burdened under that threshold, a 40.6% burden share. Survey margins of error mean the count and share are estimates, while the aggregate burden cannot establish the circumstances of a specific household or unit.
The longer history places the small current retreat in a cooling category. Exact same-month annualized ZORI change is -0.23% over 1 year, +0.25% over 3 years, and +3.68% over 5 years. Recent direction therefore breaks from, rather than confirms, the positive longer path, even though the three-year gain is close to flat. Annualized monthly-return variability is 2.20%, indicating a comparatively contained historical spread and supporting some confidence in the index as a snapshot rather than an erratic point. Separately, maximum drawdown reached -2.15%, showing that declines occurred within the record and limiting confidence in extrapolating June’s level. Coverage is 100%. National discovery ranks among history-eligible ZIPs are 2,436 for momentum, 291 for stability, and 1,640 for the balanced measure, with lower ranks higher. These are backward-looking measurements, not forecasts or investment recommendations.
Redfin’s direct rolling-three-month ZIP resale observation reports a $615,861 median sold price, down 2.24% year over year. It recorded 265 homes sold and a 44-day median marketing time, with 441 homes in inventory and 5.0 months of supply. The average sale-to-list ratio was 97.51%, while the share sold above list was 12.8%. These are for-sale market signals, not rental transactions or rental comparables. Annualized ZIP ZORI divided by the median sold price is 4.96%, but this is only a cross-source screening ratio, not a measure of what a property earns. The resale price decline, time, supply, and sale-to-list evidence align with the rent series’ recent cooling direction; they also challenge reading the high current rent level, the income screen, or that ratio alone as evidence of strengthening conditions. No causal relationship or property-specific result follows.
At the property level, the report needs facts that the aggregate sources cannot supply: current advertised rent, bedroom configuration, lease term, listed concessions, utility responsibility, listing date, and whether the physical address matches the relevant ZIP and ZCTA labels. A resale review needs the subject property’s sale status, recent closed-sale records, list-price history, and current competing listing status; Redfin ZIP aggregates cannot replace those checks. Matching these details also tests whether a modelled bedroom estimate is being confused with a direct quote and whether gross-rent utility treatment is comparable. The resulting evidence should be read as a dated ZIP snapshot with survey and model components, not as a forecast, a claim about a particular unit, or a statement of renter qualification. Which source actually answers the specific question at hand?
","findings":[{"body":"Current ZIP ZORI edged lower from the prior same month but remains above the ACS median gross-rent measure. That gap is decision-useful only with the source boundary intact: ZORI represents blended asking rents, whereas ACS surveys occupied renter homes and includes selected utilities. Neither series establishes an individual listing price or signed lease.","title":"Asking rent remains elevated despite a slight retreat"},{"body":"The bedroom sequence is an internally consistent scaling exercise, not a collection of observed rent quotes. The two-bedroom estimate equals ZORI because the local HUD ladder anchors the model. HUD’s role is administrative and bedroom specific; it does not transform the estimates into current asking-rent measurements. Unit configuration and rental terms remain unobserved in this ladder.","title":"Bedroom figures are modelled rather than observed"},{"body":"Mechanical income coverage looks less restrictive at the median household-income level than the burden data may suggest for all renters. The first calculation divides index rent by aggregate median income; the second records surveyed renter households meeting a gross-rent burden threshold. Neither result identifies a household’s eligibility, and survey error applies to ACS estimates.","title":"Affordability arithmetic and renter burden answer different questions"},{"body":"Direct resale evidence shows price softness alongside measurable sales, marketing time, supply, and average sale-to-list results below list. Those conditions are consistent with the ZIP rent history’s recent cooling signal, but they are not rental evidence. The annualized rent-to-price figure is useful only as a cross-source screen and cannot establish property-level financial results.","title":"Resale signals reinforce, but do not explain, cooling"}],"risks":["ZORI’s blended asking-rent construction means that changes in the mix of available rental types can affect the index; it cannot establish the asking price, concession, utility terms, or leasing outcome of a specified home.","The ACS ZCTA survey has a different geographic boundary and captures occupied renter homes with selected utilities; its vacancy and burden estimates have sampling error and cannot prove availability, price, or burden for any particular unit.","Bedroom values inherit HUD ladder proportions, but the HUD standard is administrative rather than an asking-rent observation. A modelled studio or larger-home figure can diverge from actual quotes because the source does not observe individual unit terms.","Redfin’s rolling resale measures do not observe rental transactions, and the rent-to-price screen combines a rent index with sold prices. Sale-to-list, supply, and marketing signals therefore cannot establish an individual property’s financial performance."],"qa":[{"a":"At this ZIP, ZORI is a typical observed asking-rent index, blended across rental types, for the stated current period. It is useful for a ZIP-level asking-rent snapshot. It is not a signed-lease median, a tenant payment, an individual listing price, or a direct measurement for a particular bedroom count.","q":"What does Zillow ZORI measure here?"},{"a":"The ACS value describes a matched ZCTA five-year survey of occupied renter homes, and its median gross rent includes selected utilities. Zillow ZORI instead reflects typical observed asking rents. Because a ZCTA is a Census statistical area rather than the identical USPS delivery ZIP, the figures are separate contextual measures rather than duplicates.","q":"Why is the ACS gross-rent value not interchangeable with ZORI?"},{"a":"No. The studio through four-bedroom values are modelled estimates created by scaling ZIP ZORI with the local HUD bedroom ladder. HUD FMR/SAFMR is a bedroom-specific administrative standard, not a measurement of asking rent. The ladder supplies proportional context, while actual units can differ by terms, configuration, and utility treatment.","q":"Are the bedroom figures measured ZIP rents?"},{"a":"Redfin provides direct rolling-three-month ZIP resale observations for sold prices, sales pace, marketing time, inventory, supply, and sale-to-list results. The annualized ZORI divided by median sold price is a cross-source screening ratio. It does not describe rental transactions, property-specific cash flows, or what a given property earns.","q":"What does Redfin contribute, and what does the rent-to-price screen not prove?"}],"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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