Resale conditions and rent readings point in different directions in this ZIP. Redfin’s direct rolling-three-month ZIP resale observation ending June 30, 2026 reported a $1,287,209 median sold price, down 39.43% from a year earlier. Only 23 homes sold, with 77 days on market, 74 homes of inventory, and 9.9 months of supply. Sellers received 95.3% of list price on average, while 4.55% of sales went above list. These are for-sale-market signals, not rental transactions. Against that weak resale pricing and relatively ample resale supply, the 2.06% screening ratio created by annualizing ZIP ZORI and dividing by median sold price is only a cross-source screen, not a cap rate, net return, expected return, or property yield.
On the rental side, Zillow’s ZIP asking-rent index was $2,206 in June 2026, up 2.57% year over year. ZORI is a typical observed asking-rent index blended across rental types, rather than a lease-specific price, utility-inclusive household expenditure, or measure of any particular available unit. The City of Dallas context asking-rent measure was $1,618, the Dallas County context measure was $1,646, and the Dallas-Fort Worth-Arlington, TX metro context measure was $1,673; each is wider-geography context rather than a substitute for the ZIP observation. The ZIP’s higher current asking-rent index is therefore a real comparison signal, but it should not be used to treat city, county, or metro figures as direct ZIP rent comps.
The rent history describes a measured, backward-looking positive path with uneven pace. The one-year exact same-month annualized change was 2.57%, the three-year measure was 1.02%, and the five-year measure was 2.93%. Recent direction thus confirms rent growth rather than reversing the longer path, although the latest one-year pace remains below the five-year pace. History has full 100% coverage across 112 monthly observations. Variability of 2.53% on an annualized monthly-return basis supports moderate, rather than absolute, confidence in a single current rent snapshot; the worst peak-to-trough decline reached 5.82%, showing that the series has experienced pullbacks. Transparent national discovery ranks were 1,556 for momentum, 756 for stability, and 1,075 for the balanced measure, where a lower rank is stronger. These measurements are not forecasts or investment recommendations.
Source definitions explain why several rent figures differ. The five-digit label 75201 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. In the ACS 2024 five-year survey of occupied renter homes in the matched ZCTA, median gross rent was $2,008 and includes selected utilities. That survey measure was 9.86% below the current Zillow asking-rent index, a difference consistent with their unlike universes rather than evidence of an error. HUD’s FY 2026 two-bedroom standard was $2,900; HUD FMR/SAFMR is an administrative bedroom-specific standard, not asking rent. The current index equals 76.07% of that HUD two-bedroom standard, which is a benchmark comparison rather than a market-rent conclusion.
The bedroom ladder should be read as a modelling device, not as a set of observed bedroom rents. Scaling ZIP ZORI through the local HUD ladder produces modelled monthly ZIP estimates of $1,810 for a studio, $1,879 for one bedroom, $2,206 for two bedrooms, $2,777 for three bedrooms, and $3,530 for four bedrooms. The two-bedroom estimate matches the ZIP index because it is the ladder’s reference point. HUD FMR/SAFMR provides the relative bedroom structure used in this calculation, but neither the HUD standards nor these scaled results measure current asking rents for actual studio, one-bedroom, or larger units. Unit-specific listings can diverge from the modelled ladder because the packet does not supply bedroom-level ZIP asking-rent observations.
The affordability screen is comparatively favorable at the area-median level but does not eliminate household-level strain. Applying the 30% screen arithmetically to the $2,206 asking-rent index produces required annual income of $88,240, below the matched ZCTA median household income of $103,761. This is arithmetic, not advice and not an applicant qualification rule. Meanwhile, 37.78% of renter households in the ACS burden measure spent at least 30% of income on rent, so a median-income comparison cannot stand in for every renter’s experience. The ZCTA contained 14,388 housing units, was 89.4% renter occupied, and had 13,320 units classified as large multifamily. Its 12.95% vacancy rate included 1,170 units vacant for rent; that classification does not prove availability, concessions, condition, or affordability for any particular unit.
Broader context adds another tension without resolving it. The ZIP’s current Zillow asking-rent index exceeds the City of Dallas, Dallas County, and Dallas-Fort Worth-Arlington metro context measures, while matched-ZCTA household income exceeds the city and metro context income measures. The ZIP’s renter share is also higher than both the city and county context shares, whereas its burden share is lower than the city and county context burden measures. Vacancy is higher than the city and county context vacancy rates, but those wider figures remain context only and cannot establish conditions at a building or unit. Together, the rental data show a higher-priced, renter-heavy ZIP with observed rent growth, while Redfin’s direct resale evidence challenges any simple reading of that rent stability as confirmation of resale strength.
Several limits should govern use of this packet. ACS population, income, renter count, and gross-rent estimates are survey results with stated margins of error, and the ZCTA boundary is not a delivery-ZIP boundary. Zillow measures asking-rent conditions, HUD supplies administrative standards, and Redfin measures a limited rolling resale period; none establishes lease terms, physical condition, operating costs, or transaction economics for a property. Concrete property-level checks should confirm the unit’s bedroom count, current asking rent, included utilities, lease duration, concession terms, listing status, and direct comparable listings. A resale review should separately verify property-specific sale comparables, list-price history, days marketed, and ownership costs. The key question is whether those unit-level facts support the distinct rental and resale signals, rather than assuming that either ZIP-wide snapshot does so.
","findings":[{"body":"Zillow’s ZIP asking-rent index rose 2.57% over one year, while Redfin’s direct ZIP resale observation showed a 39.43% year-over-year decline in median sold price. The rental history remains positive over one, three, and five years, but Redfin’s longer marketing time, supply, and below-list average sale signal a materially different for-sale-market condition.","title":"Rent stability contrasts with resale weakness"},{"body":"The studio-through-four-bedroom figures are modelled monthly ZIP estimates created by scaling the all-rental-type Zillow index with the local HUD bedroom ladder. They should not be treated as measured bedroom rents or direct listings. HUD FMR/SAFMR is an administrative bedroom-specific standard, while Zillow ZORI reflects observed asking-rent conditions across blended rental types.","title":"Bedroom values are modelled, not observed comps"},{"body":"The arithmetic required-income screen is below matched-ZCTA median household income, but more than one-third of renter households were rent burdened under the ACS measure. This distinction matters because ACS describes occupied renter homes and includes selected utilities, whereas Zillow measures current asking-rent conditions. Neither measure identifies the circumstances of a particular applicant or unit.","title":"Area-median affordability does not remove burden risk"},{"body":"The matched ZCTA has a very high renter share, substantial large-multifamily stock, and a vacancy rate above the city and county context rates. Yet vacant-for-rent counts do not establish that a specific unit is available, comparable, affordable, or offered with concessions. Listing-level verification remains necessary before applying ZIP-wide conditions to a property.","title":"Renter-heavy stock and vacancy require unit verification"}],"risks":["The Zillow rent index and Redfin resale data measure different markets, so positive asking-rent history cannot be used as proof that a particular property’s sale value, resale liquidity, or economics are stable.","ACS figures apply to a matched Census ZCTA, which is a statistical area rather than an identical USPS delivery ZIP, and survey margins of error limit precision for small-area household conclusions.","The bedroom ladder is a HUD-scaled model, not a database of measured bedroom-specific listings; actual asking rents can differ because the packet does not identify unit condition, lease terms, utilities, or concessions.","Redfin’s rolling resale observation recorded relatively few completed sales, so median price and marketing indicators may be sensitive to the mix of homes sold rather than representing every property type."],"qa":[{"a":"The Zillow figure is ZIP-level ZORI, a typical observed asking-rent index blended across rental types. It is useful for tracking asking-rent direction, but it is not a lease-specific rent, a utility-inclusive household cost, a bedroom-specific observed rent series, or evidence about one currently available unit.","q":"What does the Zillow rent figure measure?"},{"a":"The bedroom figures start with the all-rental-type ZIP ZORI and scale it using the local HUD bedroom ladder. That creates internally consistent modelled estimates for comparison, but it does not observe current studio, one-bedroom, two-bedroom, or larger-unit listings in the ZIP.","q":"Why are the bedroom rent figures described as modelled?"},{"a":"No. The required-income screen simply divides annualized asking rent by the 30% threshold. It is arithmetic for comparing an area-level rent index with an area-level income benchmark, not financial advice, landlord policy, underwriting, or an applicant qualification determination.","q":"Does the required-income screen determine whether someone qualifies?"},{"a":"Redfin provides direct rolling-three-month ZIP evidence about the for-sale market: sold prices, sales volume, marketing time, inventory, supply, and sale-to-list outcomes. It can highlight tension with rent trends, but it is not rental-comp evidence, property operating data, or a forecast of rents or resale prices.","q":"What can Redfin’s ZIP resale data tell a rental reader?"}],"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 + 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