The clearest measured tension is a rent-and-resale split: the current typical ZIP asking-rent index is $2,104 per month, while Redfin’s direct ZIP median sold price is $477,392 and has fallen 5.0% year over year. The rent reading has edged upward rather than following that resale-price decline, but neither signal is a proxy for the other. This cross-source contrast does not show that rents caused sale prices, that sale prices determine lease terms, or that either series will continue. The immediate evidence therefore pairs a relatively steady asking-rent snapshot with a softer direct for-sale price signal.
Backward-looking Zillow history shows positive but uneven rent movement. The exact same-month one-year change was 0.7% annualized, the three-year change was 0.3% annualized, and the five-year change was 2.8% annualized. Recent direction therefore confirms that rents remain above earlier same-month levels, while breaking from the faster pace embedded in the longer five-year path. Annualized monthly-return variability was 2.9%, which tempers confidence in any single current rent snapshot even though movement has been modest. Separately, the maximum drawdown reached 5.0% from a prior peak, showing that the series has experienced measurable declines. Coverage was 100%. Among history-eligible ZIPs, transparent national discovery ranks were 2,220 for momentum, 1,372 for stability, and 2,144 for the balanced measure; lower ranks are stronger. These are historical measurements, not forecasts or investment recommendations.
The 75219 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. Zillow ZORI is a typical observed asking-rent index blended across rental types, rather than a lease census or a bedroom-specific quote. The matched ACS ZCTA five-year survey places median gross rent at $1,845, with a $59 margin of error, among occupied renter homes; gross rent includes selected utilities. The asking-rent index is therefore 14.0% above that distinct ACS measure. HUD’s local two-bedroom FMR/SAFMR is $2,390, making the ZIP asking index 12.0% lower. HUD FMR/SAFMR is an administrative, bedroom-specific standard, not asking rent.
The bedroom ladder is useful only as a modelling device. Modelled monthly ZIP estimates are $1,725 for a studio, $1,796 for one bedroom, $2,104 for two bedrooms, $2,650 for three bedrooms, and $3,372 for four bedrooms. These are modelled estimates created by scaling ZIP ZORI with the local HUD ladder; they are never measured bedroom rents or direct apartment comparables. The underlying HUD ladder runs from $1,960 for a studio to $3,830 for four bedrooms and remains an administrative standard. A particular listing can differ because its actual bedroom count, included utilities, concessions, lease duration, and condition are not captured by the modelled ladder.
At the ACS ZCTA household level, median household income is $102,364, with an $8,650 margin of error. Applying the 30% required-income screen to the current asking index produces $84,160 in annual income, and the asking index equals 24.7% of the reported median household income. That screen is arithmetic only: it is not advice, a household budget, or an applicant qualification rule. ACS reports 10,771 renter households, of which 3,887, or 36.1%, were burdened at or beyond the stated threshold. This survey burden statistic describes households in aggregate and cannot establish the affordability, rent burden, or vacancy of any particular available unit.
Housing composition supplies additional context for how broadly the rental evidence may apply. The matched ACS ZCTA has a population of 23,934 and 18,726 housing units, including 2,498 vacant units, for a 13.3% vacancy rate. Renters account for 66.4% of occupied homes, and 1,364 vacant units are classified as for rent. The stock includes 11,299 units in large multifamily structures and 3,214 single-family units. Those counts indicate a substantial multifamily component, but they do not reveal current building-level availability, unit condition, effective rent, or the number of units actually suitable for a specific household.
Wider benchmarks place the ZIP’s rent reading above surrounding context: the City of Dallas context rent is $1,618, Dallas County context rent is $1,646, and the Dallas-Fort Worth-Arlington, TX metro context rent is $1,673. Each is a wider-geography context value, not a substitute for ZIP evidence or a claim about a particular property. The city and county context measures also show lower renter shares and higher aggregate burden shares than this ZIP, while the metro context rent-to-income measure is lower. These comparisons frame the ZIP as relatively higher-rent within the supplied geographies, but differing source definitions and geographies limit direct equivalence.
Redfin’s direct rolling-three-month ZIP resale observation records 136 homes sold, a median 47 days on market, inventory of 306 homes, and 6.8 months of supply. Sellers averaged 96.8% of list price, and 6.8% of homes sold above list price. These are for-sale liquidity and pricing signals, not rental transactions, and they challenge an unqualified reading of rent resilience despite the positive rent history. Annualized ZIP ZORI divided by median sold price produces a 5.3% screening ratio only; it is a cross-source screen, not a cap rate, property yield, net return, expected return, or forecast. Concrete property-level checks include the actual bedroom count, advertised rent, concessions, utility treatment, availability date, lease term, property condition, listing history, and comparable-sale set.
","findings":[{"body":"The current ZIP asking-rent index has risen slightly year over year, while the direct ZIP median sold price in Redfin’s resale evidence has declined. That divergence is decision-relevant because it prevents either market from standing in for the other. It does not translate the rent index into a sale value or establish a causal relationship between rental demand and resale pricing.","title":"Rent stability and resale softness diverge"},{"body":"Same-month rent history remains positive over one, three, and five years, but the shorter-period pace is below the five-year pace. Moderate variability and a measurable historical drawdown mean the current ZORI level is informative without being perfectly stable. Complete history coverage strengthens the measurement record, while the discovery ranks remain comparative historical tools rather than forward-looking scores.","title":"Longer rent history is positive but not uniformly strong"},{"body":"Zillow ZORI describes typical observed asking rents across blended rental types. ACS median gross rent is a five-year survey measure for occupied renter homes and includes selected utilities. HUD FMR/SAFMR is a bedroom-specific administrative standard. The bedroom figures in this report are modelled by applying the HUD ladder to ZIP ZORI and should not be interpreted as measured rents for available apartments.","title":"Rent sources answer different questions"},{"body":"The ZCTA has a renter-majority occupied housing base, a substantial count of large multifamily units, and a notable vacancy rate. Those aggregate conditions provide context for the rental market, but they cannot identify whether a particular building has an available unit, what effective rent is after concessions, or whether a household would experience rent burden at a specific address.","title":"Rental-oriented stock does not prove unit availability"}],"risks":["The Zillow asking-rent index, ACS gross-rent survey, and HUD administrative standards have different populations, timing, utility treatment, and construction, so their gaps cannot be treated as direct pricing discrepancies for an individual apartment.","ACS ZCTA figures are survey estimates with margins of error and describe a statistical area rather than a USPS delivery ZIP, limiting precision when applying household, burden, vacancy, or stock data to a particular property.","Bedroom estimates are modelled from the ZIP asking-rent index and local HUD ladder, not measured listing rents; unit size, condition, lease length, utilities, and concessions can produce materially different advertised or effective rents.","Redfin evidence is limited to direct rolling-three-month ZIP resale activity. Its sale price, supply, and sale-to-list signals are not rental comparables, and the rent-to-price screening ratio excludes operating expenses, financing, taxes, and property variation."],"qa":[{"a":"The difference primarily reflects separate evidence universes rather than a confirmed pricing gap for the same homes. Zillow ZORI is a current typical observed asking-rent index across rental types, while ACS median gross rent is a five-year survey estimate for occupied renter homes and includes selected utilities. Timing, occupied-versus-marketed status, and utility treatment all differ.","q":"Why does the asking-rent index exceed ACS median gross rent?"},{"a":"No. The studio through four-bedroom figures are modelled ZIP estimates. They scale the ZIP Zillow asking-rent index using the local HUD bedroom ladder, which is an administrative FMR/SAFMR standard. They can organize a broad bedroom comparison, but they do not measure the rent, concession package, availability, utility inclusion, or condition of any specific listing.","q":"Are the bedroom rent figures direct observations of local apartments?"},{"a":"It annualizes the current monthly asking-rent index and divides that amount by 30%. The result is an arithmetic benchmark for comparing the ZIP index with reported household income. It is not a recommendation, budget rule, lending standard, lease qualification rule, or conclusion that a particular renter can or cannot afford a particular unit.","q":"What does the 30% required-income calculation mean?"},{"a":"The ratio divides annualized ZIP ZORI by Redfin’s median sold price from the direct ZIP resale observation. It is useful only as a cross-source screening comparison between an asking-rent index and a resale-price statistic. It is not a cap rate, net return, expected return, property yield, or substitute for property-specific income and expense analysis.","q":"How should the Redfin rent-to-price screening ratio be interpreted?"}],"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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