At the June 2026 endpoint, Zillow’s ZIP-level ZORI puts typical observed asking rent in 75063 at $1,599 a month. The 0.69% same-month 1-year gain breaks from the -1.51% annualized 3-year change, while the 2.53% annualized 5-year result remains positive. The latest direction therefore reverses the intermediate decline but aligns with the longer positive path; it is a backward-looking measurement, not a forecast. Annualized monthly-return variability was 2.63%, and the maximum drawdown was 7.23%, so one current index reading merits moderate rather than absolute confidence. The history has 122 monthly observations, 121 consecutive returns, and 100% coverage. Its transparent national discovery ranks among history-eligible ZIPs are 2,377 for momentum, 939 for stability, and 2,010 for the balanced score, where lower is higher.
ZORI’s source universe is not a lease ledger: it is a typical observed asking-rent index blended across rental types. The matched Census ZCTA’s ACS 2024 5-year median gross rent is $1,785, which is 11.6% above the index. ACS is a five-year survey of occupied renter homes, and its median gross-rent measure includes selected utilities; it is neither a current advertised rent nor a reading for a vacant unit. These results describe different populations, methods, and time frames. They are complementary benchmarks rather than evidence that a particular rental must be priced at either level.
HUD supplies an intentionally different benchmark. The FY2026 local two-bedroom FMR/SAFMR administrative standard is $2,310, and the ZIP ZORI is 69.2% of that amount. FMR/SAFMR is a bedroom-specific administrative standard, not asking rent. Scaling the ZIP ZORI using the local HUD ladder produces monthly modelled estimates of $1,308 for a studio, $1,364 for a one-bedroom, $1,599 for a two-bedroom, $2,014 for a three-bedroom, and $2,561 for a four-bedroom. These are modelled estimates, never measured bedroom rents; they do not report what listings or leases for those sizes actually command.
Income and burden offer another perspective, but they also require scope discipline. The ACS five-year median household income is $117,133. A 30% required-income screen applied to the $1,599 monthly index yields $63,960 annually, placing annualized ZORI at 16.4% of that broad household median. The screen is arithmetic, not advice or an applicant qualification rule, and the household median is not a renter-income distribution. Separately, ACS reports that 35.6% of occupied renter households are rent burdened at 30% or more of income. That share describes surveyed households collectively; it cannot establish any household’s budget or demonstrate burden for a particular unit.
On the ACS ZCTA basis, the area has 19,114 housing units, a 7.4% vacancy rate, and a vacancy inventory chiefly classified for rent. Of occupied homes, 62.3% are renter occupied. Single-family homes exceed large multifamily structures in the recorded stock, which describes broad composition rather than current leasing inventory. Aggregate vacancy is not evidence that a given property is available, discounted, in comparable condition, or suitable for a particular household. Likewise, renter predominance does not determine lease terms or the rent requested on any one address.
Place comparisons supply scale, not substitutions. In Zillow asking-rent context, Irving city is $1,592, Dallas County is $1,646, and the Dallas-Fort Worth-Arlington, TX metro is $1,673. The ZIP result sits just above the city context and below the county and metro contexts. Those city, county, and metro values are wider-context Zillow measurements, not substitutes for the ZIP index or an individual quotation. In separate ACS gross-rent context, the ZIP is above both Irving city and Dallas County, while its ACS burden share is below both. These cross-scope contrasts identify differences in reported benchmarks, not causes, property quality, or expected change.
Geographic precision and index construction limit the inferences available here. The five-digit 75063 label 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. ZORI does not disclose an exact listing’s bedroom count, condition, lease duration, rent inclusions, fees, availability, or negotiated rent. Concrete property-level checks are the exact address and ZIP/ZCTA match, advertised bedroom count, quoted base rent, mandatory recurring and upfront charges, utility treatment, lease term, availability date, and concessions. They also include confirming which HUD standard applies to the address. The central question is whether the all-in terms of a specific listing resemble the relevant benchmark, rather than treating an area-level index or survey result as that listing’s quote.
","findings":[{"body":"The June 2026 Zillow ZORI is $1,599. Its 0.69% one-year same-month gain follows a -1.51% annualized three-year result, while the five-year annualized change is 2.53%. The move is a recent reversal of the intermediate trajectory, not evidence of a future path. Full coverage and modest variability improve the history’s completeness, but the 7.23% drawdown still cautions against overreading one point.","title":"A small recent increase sits against a mixed history"},{"body":"The ACS 2024 five-year median gross rent of $1,785 exceeds the $1,599 ZORI, but the measures are not competing quotes. ZORI is a typical observed asking-rent index blended across rental types. ACS surveys occupied renter homes over five years and includes selected utilities in gross rent. A current listing can differ from both measures without either source being invalid.","title":"Why ACS and ZORI differ"},{"body":"HUD’s FY2026 two-bedroom FMR/SAFMR is $2,310, an administrative standard rather than observed asking rent. The reported studio-through-four-bedroom amounts, from $1,308 to $2,561, scale the ZIP’s overall ZORI by the local HUD ladder. They are modelled monthly estimates only. They cannot reveal the measured rent of a particular bedroom type, building, or lease.","title":"Bedroom figures are proportional models"},{"body":"The $63,960 required-income figure is simply the annual income produced by applying a 30% screen to the $1,599 monthly index. It is not a qualification threshold. ACS reports 35.6% of occupied renter households rent burdened at that threshold, despite a $117,133 broad median household income. Neither aggregate measure establishes affordability, burden, or eligibility for a specific household or unit.","title":"Broad affordability indicators do not describe each renter"}],"risks":["The current ZORI is an area-level index, not a listing feed, so its value omits a particular home’s exact condition, timing, bedroom mix, fees, utilities, and lease concessions.","The Census ZCTA and USPS delivery ZIP have different geographic purposes, so an address can require a direct boundary and identifier check before area statistics are applied.","HUD FMR/SAFMR is a program standard with bedroom steps; applying its ladder to ZORI creates modelled estimates and does not validate a property’s advertised bedroom rent.","Aggregate vacancy and renter-burden statistics describe groups of homes or households. They cannot prove availability, pricing flexibility, tenant finances, or suitability at any particular property."],"qa":[{"a":"Because they observe different universes. ZORI summarizes typical observed asking rents across rental types at the ZIP market level. ACS is a five-year survey of occupied renter homes and includes selected utilities. The comparison is useful for scope awareness, but it cannot price a vacant listing or show the rent paid by every tenant.","q":"Why is the ACS gross-rent figure higher than ZORI?"},{"a":"No. Each studio-through-four-bedroom estimate is generated by scaling the ZIP ZORI with the local HUD bedroom ladder. HUD FMR/SAFMR itself is an administrative standard, not asking rent. The output is therefore a modelled monthly estimate, useful as a proportional reference but unable to identify the advertised or signed rent for any specific unit.","q":"Are the bedroom estimates measured rents?"},{"a":"No. The one-year increase is a backward-looking same-month measurement. It contrasts with a negative three-year annualized result and coexists with a positive five-year annualized result. The record’s variability and drawdown show that readings have moved over time. No projection, investment conclusion, or expected future rent path follows from these measurements.","q":"Does the recent increase mean rents will keep rising?"},{"a":"An area measure cannot replace the listing’s address, ZIP/ZCTA match, bedroom count, quoted base rent, availability date, lease term, utilities, concessions, recurring charges, and upfront charges. It is also necessary to establish whether the applicable HUD schedule is ZIP-based or county-derived. Those facts determine whether comparison with the index or modelled ladder is even geographically and contractually appropriate.","q":"Which property-level facts 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 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