June 2026’s $1,407 Zillow ZORI is the current typical observed asking-rent index for 75062, a Zillow ZIP market identifier that also matches a Census ZCTA. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. ZORI blends rental types. By contrast, the ACS 2024 five-year survey places median gross rent at $1,478 for occupied renter homes and includes selected utilities. The two series consequently answer different questions, so their gap is a definition and coverage distinction, not proof of a rent change. The ZIP index sits below the citywide Irving context rent of $1,591.65, the Dallas County context rent of $1,646, and the Dallas-Fort Worth-Arlington metro context rent of $1,673; those named city, county, and metro figures are broader-context values, not ZIP asking-rent observations.
That lower-than-context asking-rent reading coexists with a material survey burden signal. The matched ACS ZCTA reports median household income of $72,704. Annualizing the current index produces a $56,280 required-income screen at 30%; that arithmetic is not advice and is not an applicant qualification rule. It is 23.2% of the reported median household income, so the aggregate income comparison appears below the stated threshold. Yet 4,825 of 9,587 renter households, or 50.3%, reported gross-rent burdens at or above the stated threshold in ACS. This is not a contradiction: the screen pairs an asking-rent index with median household income, while burden is a survey result for occupied renters’ gross rent, with selected utilities included. Neither measure proves payment pressure or eligibility for a particular unit.
The ACS ZCTA housing count shows 18,822 units, of which 17,564 were occupied, alongside a 6.7% vacancy rate. Renter households constitute 54.6% of occupied homes, supporting the relevance of renter-focused indicators but not substituting for a unit-level availability count. Stock includes 9,906 single-family homes and 2,629 units in large multifamily structures. Of vacant homes, 840 are classified for rent; that classification is useful aggregate supply context, but it does not prove a vacancy, pricing, condition, concessions, or lease terms for any particular address. The housing evidence therefore supports a mixed-stock reading while leaving the actual availability and all-in cost of a specified home unresolved.
HUD’s local bedroom-specific ladder produces modelled—not measured—monthly ZIP estimates of $1,152 for a studio, $1,198 for one bedroom, $1,407 for two bedrooms, $1,770 for three bedrooms, and $2,250 for four bedrooms. These estimates start with ZIP ZORI and scale it according to the local HUD ladder, whose two-bedroom standard is $1,820; the index therefore equals 77.3% of that HUD standard. HUD FMR/SAFMR is an administrative bedroom-specific standard, not asking rent, while Zillow’s figure is blended across rental types. The ladder is useful for consistent relative sizing only. It cannot identify the asking rent, utility treatment, condition, or availability of a particular bedroom count.
The longitudinal ZORI record describes a mixed, slowing-but-still-positive path rather than a straight acceleration. Exact same-month annualized changes were 2.08% across one year, 0.94% across three years, and 4.20% across five years. Recent direction therefore confirms the longer positive path and exceeds the three-year pace, but it breaks from the stronger five-year pace. Annualizing the movement in monthly returns yields 3.09% variability, which limits confidence in any single current rent snapshot as a fixed level. Separately, the largest prior peak-to-trough decline reached 5.69%, showing that an index can retreat even within a positive longer window. Coverage is complete at 100%. Transparent national discovery ranks among history-eligible ZIPs are 1,708 for momentum, 1,764 for stability, and 1,968 for balanced performance, where lower ranks place higher. These are backward-looking measurements, not forecasts or investment recommendations.
Separate resale evidence adds another layer to the tension. Redfin’s direct rolling-three-month ZIP for-sale observation reports a $339,823 median sold price, up 1.44% year over year, with 77 homes sold and a 35-day median marketing time. The release records 202 active listings, a separate inventory count of 91 homes, and 3.6 months of supply. Sale-to-list signals were 97.48% on average, with 24.02% of sales above list and 28.8% off market within two weeks. These are resale-market observations, not rental transactions or rental comparables. Annualized ZIP ZORI divided by the median sold price equals 4.97%, but that is only a cross-source screening ratio. The price gain confirms the positive direction in rent history, while below-list selling and the supply reading challenge a simple conclusion from the asking-rent and income screens.
Source limits become material when this evidence is applied to an address. The ACS ZCTA figures are five-year survey estimates with published margins of error and cannot be reduced to current leasing inventory; ZORI is an index rather than a unit quote; HUD does not measure asking rent; and Redfin records resale rather than lease activity. A property-level review would need a current listing’s stated rent, bedroom count, utility inclusion, available date, lease term, concessions, fees, and condition. For a sale comparison, it would need a matched property’s closing date, condition, listing history, and location. These checks protect against treating an aggregate vacancy or burden figure as proof about a specific unit.
Taken together, the record offers a bounded reading: current Zillow asking-rent evidence is below the named broader rental contexts and lower than the ACS gross-rent median, yet the ACS burden share remains elevated. The historical path is positive but mixed in pace, and direct resale data show a modest price increase without uniformly above-list outcomes. These observations describe separate datasets at their stated endpoints, not a forecast, a recommendation, or a claim about a particular property. The decision-relevant issue is definitional matching rather than a single headline statistic: for a specified address, do a contemporaneous listing and matched resale record preserve these source boundaries once bedroom count, utility inclusion, contract terms, property condition, and availability are verified?
","findings":[{"body":"June 2026 Zillow ZORI is $1,407, while the ACS 2024 five-year ZCTA median gross rent is $1,478. This is not a simple rent decline: ZORI is a blended typical asking-rent index, and ACS captures occupied renter homes with selected utilities. The ZIP’s lower asking-rent index should therefore be compared only after matching rent definitions and utility treatment.","title":"Asking-rent and ACS measures diverge by design"},{"body":"Same-month ZORI changes were positive across the one-, three-, and five-year windows, but the recent pace remained below the five-year annualized change. Complete historical coverage improves measurement continuity, while monthly variation and the prior drawdown mean a single current index point should not be treated as a settled level. These are retrospective ZORI measurements, not forecasts.","title":"History is positive, but the pace is mixed"},{"body":"HUD’s local ladder is used only to scale the ZIP ZORI into modelled monthly bedroom estimates. It supplies a consistent relative pattern from studio through four bedrooms but does not observe unit rents. HUD’s standard is administrative, while ZORI is blended asking-rent evidence. A listing-level review must therefore verify bedroom count, stated rent, and whether utilities are included.","title":"Bedroom figures are scaled estimates, not observed rents"},{"body":"Redfin’s direct rolling-three-month ZIP resale record shows positive year-over-year median sold-price change, but the sale-to-list and above-list measures do not portray uniform bidding pressure. It is evidence about for-sale transactions and resale liquidity only. The annualized ZIP ZORI-to-price figure is useful solely as a cross-source screen, because it does not convert these distinct series into property-specific economics.","title":"Resale data provide a separate liquidity screen"}],"risks":["The matched Census ZCTA is statistical rather than delivery geography, and its five-year survey estimates describe occupied households; they cannot establish current rent, availability, or burden for a particular address.","ZORI blends rental types and differs from ACS gross rent because ACS includes selected utilities and occupied renter homes. Using either measure as though it were a unit-specific quote creates definition risk.","The complete ZORI history is backward looking. Its variation and drawdown show prior movement but do not provide a forecast, timing signal, or assurance that the present index will persist.","Redfin’s rolling resale statistics are not rental transactions, and the annualized rent-to-price screen lacks property-specific matching. It cannot resolve actual condition, bedroom configuration, fees, terms, or a unit’s current marketability."],"qa":[{"a":"The June 2026 $1,407 figure is Zillow’s ZIP-level ZORI, a typical observed asking-rent index blended across rental types. It is not the ACS gross-rent median and is not a quoted rent for a specified bedroom count or address. The ZIP label also matches a Census ZCTA, but the ZCTA remains a statistical area rather than a USPS delivery ZIP.","q":"What does the current Zillow rent figure represent?"},{"a":"Each bedroom estimate begins with the ZIP ZORI and uses the relative local HUD bedroom ladder to scale that index. The result is a modelled monthly estimate, not a measured bedroom rent. HUD FMR/SAFMR itself is an administrative bedroom-specific standard rather than asking rent, so the values cannot replace current, matched listings.","q":"How are the bedroom estimates derived?"},{"a":"The 30% screen annualizes the asking-rent index and compares it with median household income. It is arithmetic only, not advice or an applicant qualification rule. The ACS burden share instead records occupied renter households reporting gross-rent burdens at or above that threshold, with a different survey population and utility-inclusive rent definition. Different denominators and definitions can create different readings.","q":"Why can the income screen and rent-burden share differ?"},{"a":"It is annualized ZIP ZORI divided by the ZIP median sold price, making it a cross-source screening ratio. It combines an asking-rent index with a rolling resale statistic and does not provide a property-specific outcome. The direct resale data also do not identify rental transactions, unit condition, expenses, or lease terms.","q":"What does the rent-to-price screen establish?"}],"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":"2021-04-01","rent":1141.057895},{"period":"2021-05-01","rent":1153.075678},{"period":"2021-06-01","rent":1145.727209},{"period":"2021-07-01","rent":1165.395603},{"period":"2021-08-01","rent":1176.201405},{"period":"2021-09-01","rent":1200.270002},{"period":"2021-10-01","rent":1226.107847},{"period":"2021-11-01","rent":1244.965709},{"period":"2021-12-01","rent":1268.207095},{"period":"2022-01-01","rent":1283.300961},{"period":"2022-02-01","rent":1306.470911},{"period":"2022-03-01","rent":1320.346253},{"period":"2022-04-01","rent":1336.76376},{"period":"2022-05-01","rent":1355.346744},{"period":"2022-06-01","rent":1388.364528},{"period":"2022-07-01","rent":1394.656733},{"period":"2022-08-01","rent":1397.514508},{"period":"2022-09-01","rent":1390.970922},{"period":"2022-10-01","rent":1403.933308},{"period":"2022-11-01","rent":1416.813144},{"period":"2022-12-01","rent":1405.697085},{"period":"2023-01-01","rent":1379.560102},{"period":"2023-02-01","rent":1367.275457},{"period":"2023-03-01","rent":1373.451874},{"period":"2023-04-01","rent":1383.029647},{"period":"2023-05-01","rent":1377.159369},{"period":"2023-06-01","rent":1368.529845},{"period":"2023-07-01","rent":1369.064297},{"period":"2023-08-01","rent":1368.991589},{"period":"2023-09-01","rent":1361.174312},{"period":"2023-10-01","rent":1342.0868},{"period":"2023-11-01","rent":1336.173199},{"period":"2023-12-01","rent":1340.300413},{"period":"2024-01-01","rent":1368.152611},{"period":"2024-02-01","rent":1379.700496},{"period":"2024-03-01","rent":1383.432555},{"period":"2024-04-01","rent":1372.925464},{"period":"2024-05-01","rent":1371.613194},{"period":"2024-06-01","rent":1373.352603},{"period":"2024-07-01","rent":1379.813834},{"period":"2024-08-01","rent":1379.907756},{"period":"2024-09-01","rent":1381.215185},{"period":"2024-10-01","rent":1378.822767},{"period":"2024-11-01","rent":1375.427078},{"period":"2024-12-01","rent":1382.122043},{"period":"2025-01-01","rent":1374.106465},{"period":"2025-02-01","rent":1370.544498},{"period":"2025-03-01","rent":1359.071921},{"period":"2025-04-01","rent":1364.600325},{"period":"2025-05-01","rent":1371.806903},{"period":"2025-06-01","rent":1378.771245},{"period":"2025-07-01","rent":1376.051953},{"period":"2025-08-01","rent":1378.953624},{"period":"2025-09-01","rent":1385.588001},{"period":"2025-10-01","rent":1396.336101},{"period":"2025-11-01","rent":1401.747094},{"period":"2025-12-01","rent":1398.865683},{"period":"2026-01-01","rent":1398.863098},{"period":"2026-02-01","rent":1400.720777},{"period":"2026-03-01","rent":1409.288298},{"period":"2026-04-01","rent":1410.705717},{"period":"2026-05-01","rent":1409.62607},{"period":"2026-06-01","rent":1407.458683}],"historySummary":{"pointCount":63,"firstPeriod":"2021-04-01","latestPeriod":"2026-06-01","coverageMonths":63,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1378.771245,"endRent":1407.458683,"change":0.020806524725571984,"cagr":0.020806524725571984},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1368.529845,"endRent":1407.458683,"change":0.028445735503853875,"cagr":0.009393399600040597},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1145.727209,"endRent":1407.458683,"change":0.22844135318078163,"cagr":0.04200759758837269}},"maxDrawdown":-0.05691642919992557,"annualizedVolatility":0.030863501045748063,"consecutiveReturnCount":62}}