The central measured tension in 76108 is that Zillow's current $1,798 ZIP asking-rent index sits $281, or 18.5%, above the ACS median gross rent of $1,517, while the ZIP-level arithmetic screen looks less strained at the median household income. Zillow ZORI is a typical observed asking-rent index blended across rental types, whereas ACS median gross rent is a five-year survey measure for occupied renter homes that includes selected utilities. Applying a 30% income screen to the current index produces $71,920 of required annual income, below the $80,412 ZIP median household income; the resulting 26.8% ratio is arithmetic only, not advice or an applicant qualification rule. The coexistence of that screen with a 48.0% renter burden measure means neither statistic alone resolves household-level affordability.
The bedroom figures are modelled estimates rather than measured bedroom rents. Scaling the ZIP ZORI by the local HUD ladder produces monthly estimates of $1,473 for a studio, $1,534 for one bedroom, $1,798 for two bedrooms, $2,264 for three bedrooms, and $2,878 for four bedrooms. The two-bedroom estimate aligns with the all-types ZIP index by construction, not because it is a separately observed two-bedroom rent. HUD's $1,931 two-bedroom standard is an administrative bedroom-specific benchmark, not asking rent; the underlying HUD ladder may be ZIP SAFMR or county-derived. These figures are useful for maintaining a transparent bedroom relationship, but actual listings can differ by condition, lease terms, utilities, and rental type.
History shows continued positive direction, but not a uniform pace. The exact same-month one-year annualized rent change was 1.8%, the three-year measure was 1.5%, and the five-year measure was 4.3%. Thus, the recent year confirms the longer positive path and is slightly firmer than the three-year pace, yet it remains well below the stronger five-year run. Monthly movements produced 2.5% annualized variability, which supports somewhat more confidence in the present index than a highly erratic series would, while still leaving room for month-to-month index movement. Separately, the largest observed peak-to-trough drawdown was 2.1%, indicating that declines occurred within the historical record. Coverage was 100% across 138 observations. Transparent national discovery ranks among history-eligible ZIPs were 1,676 for momentum, 757 for stability, and 1,230 for the balanced measure, where lower ranks are higher. These are backward-looking measurements, not forecasts or investment recommendations.
The matched Census geography adds important composition context but not a second asking-rent quote. The 76108 label is both Zillow's ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. The ACS ZCTA reports a population of 45,537, with 1,893 vacant housing units and a 10.4% vacancy rate. There were 4,805 renter-occupied homes, representing a 29.4% renter share, so the burden statistic describes a smaller renter segment rather than all households or listings. Housing stock counts were concentrated in 14,628 single-family units versus 550 units in larger multifamily structures. ACS estimates carry reported survey margins of error, particularly for renter-focused measures. Vacancy and burden describe area-level conditions and do not prove availability, pricing, or financial stress at any particular unit.
Wider benchmarks point in the same directional comparison without becoming substitutes for ZIP evidence. The Fort Worth city context asking-rent value was $1,634.93, the Tarrant County context asking-rent value was $1,639, and the Dallas-Fort Worth-Arlington, TX metro context asking-rent value was $1,673; each is below the current ZIP index. Those city, county, and metro figures are wider-geography context only and should be named as such rather than treated as 76108 rental observations. The metro context rent-to-income measure was 22.2%, below the ZIP's arithmetic screen, but it uses metro-scale income and rent data. The comparison highlights that the ZIP snapshot is relatively elevated against these broader rent contexts, not that every local property commands the same premium.
Redfin supplies a different and direct ZIP evidence universe: a rolling-three-month 76108 for-sale resale observation, not rental transactions or rental comparables. Its median sold price was $312,129, up 0.7% year over year, with 232 homes sold and a median 47 days on market. Inventory stood at 289 homes and months of supply at 3.8. Sale-to-list signals were also less than fully aggressive: the average sale-to-list ratio was 98.6%, and 16.4% of sales closed above list. The resale record therefore shows completed-sale pricing and liquidity signals that must stay in the for-sale universe. Modest sold-price growth, longer marketing time, and below-list average closing evidence temper any attempt to read the current rent index as a simple confirmation of resale-market strength.
Annualizing the current ZIP ZORI and dividing it by Redfin's median sold price gives a 6.9% cross-source screening ratio. It is only a screening ratio, not a cap rate, net return, expected return, property yield, or a statement of property economics. The ratio places the current rent snapshot alongside the resale price snapshot, but it omits operating costs, taxes, insurance, financing, vacancy experience, repairs, concessions, and property-specific rent. Its key tension is that positive rent history and a median-income arithmetic screen coexist with resale signals that show limited price appreciation and average sales below list. That combination argues for keeping the rental, affordability, and resale observations distinct rather than converting one source's result into another source's conclusion.
The evidence is strongest as a disciplined snapshot of asking-rent indexing, survey housing conditions, administrative standards, and resale liquidity, each with different populations and definitions. It does not identify a unit's signed lease rent, physical condition, bedroom count, utility package, renewal terms, concessions, listing exposure, or sale comparability. Property-level checking would need to verify the actual bedroom configuration, advertised and executed rent terms, included utilities, concessions, listing status, days marketed, and genuinely comparable nearby sales. It would also need to distinguish a property's own occupancy and maintenance facts from ZIP-level vacancy and burden statistics. The practical unresolved question is whether a specific property's terms resemble the index and modelled ladder closely enough for these area-level measures to be informative.
","findings":[{"body":"The current Zillow ZIP asking-rent index is materially above the ACS median gross rent, but the measures are not interchangeable. ZORI reflects a typical observed asking-rent index across rental types, while ACS describes occupied renter homes in a five-year survey and includes selected utilities. The median-income screen is below 30%, yet nearly half of surveyed renter households reported burden at or above that threshold.","title":"Asking-rent snapshot exceeds the occupied-renter survey median"},{"body":"One-year and three-year exact same-month rent changes were positive but far below the five-year rate. Moderate annualized variability and a limited historical drawdown make the current index more interpretable than an erratic series, although not immune to movement. Complete historical coverage supports the measurement record, while the discovery ranks place relative stability ahead of relative momentum among eligible ZIPs.","title":"Rent growth remained positive but has cooled from the longer path"},{"body":"The matched ACS ZCTA has a minority renter share and housing stock heavily concentrated in single-family units, with comparatively few larger multifamily units. Its vacancy rate and renter burden statistics are area-level survey conditions, not property availability or tenant outcomes. Reported ACS margins of error also matter because renter-specific estimates are based on a smaller segment than total households.","title":"Housing composition limits simple rental-market inferences"},{"body":"Redfin's direct rolling-three-month ZIP resale evidence shows modest annual sold-price growth, a meaningful marketing period, months of supply below four, and average sales closing below list. Annualized ZORI divided by the sold-price median is a cross-source screening ratio only. It cannot convert asking-rent data and resale observations into a property-level income, expense, or return measure.","title":"Resale liquidity tempers a simple rent-to-price reading"}],"risks":["The ZORI asking-rent index, ACS gross-rent survey measure, and HUD bedroom standards cover different housing populations and definitions, so apparent gaps cannot be treated as errors or direct substitutes.","The ACS renter share, vacancy rate, and rent-burden figures are ZCTA-level five-year survey estimates with margins of error, not current evidence about a particular household, lease, or available unit.","Modelled bedroom estimates preserve the local HUD ladder relative to ZIP ZORI, but they are not observed bedroom rents and may diverge from actual listings because property attributes and lease terms vary.","Redfin resale metrics are direct for-sale observations rather than rental transactions; the rent-price screening ratio excludes property expenses, financing, physical condition, and all unit-level operating information."],"qa":[{"a":"The two sources measure different universes. Zillow ZORI is a ZIP-level typical observed asking-rent index blended across rental types, while ACS median gross rent is a five-year survey statistic for occupied renter homes and includes selected utilities. A difference can therefore reflect timing, occupancy status, rental mix, utility treatment, and survey versus listing-based methodology.","q":"Why is the Zillow asking-rent index higher than ACS median gross rent?"},{"a":"No. The studio through four-bedroom values are modelled monthly ZIP estimates created by scaling the current ZORI with the local HUD bedroom ladder. HUD FMR or SAFMR is an administrative, bedroom-specific standard rather than asking rent. The estimates provide a consistent ladder, but they do not replace unit-level rental observations.","q":"Are the bedroom rent figures observed rents for 76108?"},{"a":"It only performs arithmetic: monthly asking rent is annualized and divided by 30% to express an annual income threshold. It is not affordability advice, a tenant-screening standard, or an applicant qualification rule. The ZIP median-income comparison also cannot describe an individual household's income, debt, utility costs, or lease terms.","q":"What does the 30% required-income calculation establish?"},{"a":"Redfin's rolling-three-month ZIP results describe the for-sale market through sold prices, sales pace, inventory, marketing time, supply, and sale-to-list outcomes. They are not rental comps or operating results. Dividing annualized ZORI by median sold price creates only a cross-source screening ratio and omits all property-specific costs and conditions.","q":"How should the Redfin resale data be used alongside rent data?"}],"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 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