ZIP market identifier 76179 presents a notable rent-versus-direction tension. Zillow’s typical observed asking-rent index, ZORI, was $2,068 per month in the current observation, yet it was down 1.1% from the same month a year earlier. ZORI blends observed asking rents across rental types, so it is not a lease-specific quote or a bedroom-specific measurement. For wider context, the City of Fort Worth asking-rent context value was $1,635, Tarrant County’s was $1,639, and the Dallas-Fort Worth-Arlington, TX metro value was $1,673; each is a wider-geography comparison rather than a substitute for the ZIP reading.
The matched Census ZCTA produces a different, slower-moving renter-household lens. Its ACS five-year median gross rent was $1,861, making the current Zillow asking-rent index 11.1% higher. ACS median gross rent surveys occupied renter homes and includes selected utilities, whereas ZORI reflects typical asking rents; neither should be treated as a direct substitute for the other. The ZCTA renter share was 20.9%, indicating that renters are a minority of occupied homes in this statistical area. A ZCTA is a Census statistical area matched here to the Zillow ZIP market identifier; it is not identical to a USPS delivery ZIP.
The cooling label is supported by the short horizon but breaks from the longer record rather than extending it. Across matching-month comparisons, ZORI changed -1.1% over one year, while the three-year and five-year annualized changes were 1.1% and 3.7%, respectively. The history has full 100% coverage, with 138 observations and 137 consecutive monthly returns, so the backward-looking record is complete for the supplied span. Monthly rent changes generated 1.95% annualized variability, which supports more confidence in the stability of the current index than a highly erratic series would. Still, the record’s worst peak-to-trough decline was 1.23%, reminding readers that a stable series can decline. Transparent national discovery ranks were 2,459 for momentum, 106 for stability, and 1,534 for the balanced measure among history-eligible ZIPs; these are descriptive ranks, not forecasts or investment signals.
The bedroom view is a modelled translation of the ZIP-wide ZORI, not measured bedroom rent evidence. Applying the local HUD ladder to the $2,068 index produces modelled monthly estimates of $1,694 for a studio, $1,765 for one bedroom, $2,068 for two bedrooms, $2,603 for three bedrooms, and $3,310 for four bedrooms. The local HUD two-bedroom standard is $1,931, placing the ZIP-wide asking-rent index 7.1% above that benchmark. HUD FMR/SAFMR values are administrative, bedroom-specific standards rather than asking rents, so the ladder helps express relative bedroom scale but cannot establish what any available unit should rent for.
The income screen is less stressed than the burden data may initially suggest. At the stated 30% threshold, annual income required to cover the current Zillow asking-rent index is $82,720, compared with matched-ZCTA median household income of $107,428; that arithmetic places the index at 23.1% of median household income. It is a screen only, not financial advice and not an applicant qualification rule. Meanwhile, 45.5% of surveyed renter households reported paying at least 30% of income toward gross rent. That burden measure includes the ACS gross-rent definition and household circumstances, so it should not be used to infer affordability for a particular available property or tenant.
Housing composition adds an important limit to broad rental interpretation. The matched ZCTA counted 25,181 single-family units but only 754 units in large multifamily structures, making a ZIP-wide asking-rent reading especially unsuited to serving as an apartment-only or house-only comparison. The reported 933 vacant units correspond to a 3.4% vacancy rate. Vacancy is an area-level housing-status measure, not proof that a specific home is available, competitively priced, or likely to offer concessions. Likewise, a low renter share and the stock mix do not identify the condition, lease terms, utility treatment, or bedroom count of current listings.
Resale evidence points to a for-sale market that is liquid but not strongly competitive on the supplied signals. Redfin’s direct rolling-three-month ZIP resale observation reports a $339,923 median sold price, essentially flat at -0.02% year over year, with 366 homes sold and a 47-day median marketing time. It also shows 1,002 active listings, 514 inventory homes, and 4.3 months of supply. The average sale-to-list ratio was 98.31%; 12.1% of sales closed above list, while 30.6% went off market within two weeks. Those are resale outcomes, not rental transactions or rental comparables. The flat price change, supply, and below-list average broadly align with the recent rent cooling, creating a counterweight to the ZIP’s higher current asking-rent index. Annualized ZORI divided by the median sold price equals a 7.30% cross-source screening ratio only; it is not a cap rate, property yield, net return, or expected return.
The most decision-relevant conclusion is therefore conditional rather than predictive: the current asking-rent level is high versus wider rent context and the ACS gross-rent measure, but its latest annual direction is softer than its longer history, while resale signals show measured rather than urgent market conditions. These sources answer different questions and should remain separate. Before evaluating a specific property, verify its current advertised rent by bedroom count, property type, utility responsibility, lease duration, concessions, condition, listing history, and comparable recently marketed units. Also confirm whether any apparent price difference reflects a true rent change rather than a different unit mix or included services.
","findings":[{"body":"The ZIP-level Zillow asking-rent index stands above the supplied Fort Worth, Tarrant County, and metro context values, yet the latest same-month annual movement is negative. That short-run cooling contrasts with positive three-year and five-year annualized history. The result is a current rent level that remains comparatively high while the recent trend no longer confirms the longer expansion path.","title":"Current asking rent is elevated, but momentum has cooled"},{"body":"The arithmetic 30% income screen places the current ZIP asking-rent index below matched-ZCTA median household income when annualized. ACS nevertheless reports a substantial share of renter households paying at least 30% of income toward gross rent. The difference is expected because ACS gross rent includes selected utilities and represents occupied renter households, while Zillow measures a blended asking-rent index.","title":"Income screen and renter burden describe different pressures"},{"body":"Studio through four-bedroom figures are modelled by scaling ZIP ZORI with the local HUD bedroom ladder. They are useful for maintaining a consistent relative bedroom pattern, but they do not measure current advertised rents for units of those sizes. HUD FMR/SAFMR is an administrative standard, not a rental marketplace survey, and should not be treated as an asking-rent comparable.","title":"Bedroom figures are scaled estimates, not observed unit rents"},{"body":"Direct ZIP resale data show substantial sales activity alongside several signals of buyer choice: meaningful supply, marketing time, and an average sale price below list. Those for-sale measures are separate from rental evidence, but they generally fit the recent rent-cooling direction better than a scarcity narrative would. The annual-rent-to-sale-price calculation remains only a cross-source screening ratio, not property economics.","title":"Resale conditions temper a simple rent-price reading"}],"risks":["Zillow’s ZIP-level asking-rent index blends rental types and can change with the composition of observed listings. It cannot establish the market rent, concession level, or utility treatment for a particular home or apartment.","The ACS ZCTA is a five-year survey universe of occupied renter homes, not a current listing database, and the matched Census statistical area is not identical to a USPS delivery ZIP boundary.","Area-level vacancy, renter share, and rent-burden measures do not prove availability, tenant demand, payment capacity, or leasing terms for any specific unit under consideration.","Redfin’s rolling-three-month figures describe ZIP for-sale transactions and listings. They do not provide rental comparables, operating expenses, financing terms, property condition, or evidence of a property-level return."],"qa":[{"a":"The measures use different universes and definitions. Zillow ZORI is a typical observed asking-rent index blended across rental types, while ACS median gross rent is a five-year survey measure for occupied renter homes and includes selected utilities. The gap can therefore reflect timing, utilities, unit mix, and the difference between asking and occupied-home rent measures.","q":"Why is the Zillow asking-rent index higher than ACS median gross rent?"},{"a":"No. They are modelled monthly estimates created by scaling the ZIP-wide Zillow asking-rent index with the local HUD bedroom ladder. The approach provides a transparent relative size pattern from studio through four bedrooms, but it does not observe individual listings, signed leases, concessions, or property-specific utility arrangements.","q":"Are the bedroom rent figures actual measured rents for 76179?"},{"a":"No. The calculation simply annualizes the current asking-rent index and applies a 30% share of income. It is arithmetic, not advice, underwriting, or an applicant qualification rule. Actual qualification can depend on a property’s screening rules, household income, credit criteria, deposits, utilities, and lease terms.","q":"Does the income calculation show that a renter will qualify for a lease?"},{"a":"It establishes only the quotient of annualized ZIP Zillow asking rent and the Redfin median sold price from separate source universes. It does not include operating costs, vacancies, taxes, insurance, financing, repairs, unit condition, or lease execution. Accordingly, it is not a cap rate, property yield, net return, or expected return.","q":"What does the Redfin rent-price screening ratio 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":"2015-01-01","rent":1276.872842},{"period":"2015-02-01","rent":1281.008374},{"period":"2015-03-01","rent":1275.654657},{"period":"2015-04-01","rent":1269.944889},{"period":"2015-05-01","rent":1269.285438},{"period":"2015-06-01","rent":1277.326992},{"period":"2015-07-01","rent":1288.22277},{"period":"2015-08-01","rent":1294.69198},{"period":"2015-09-01","rent":1299.9656},{"period":"2015-10-01","rent":1305.594657},{"period":"2015-11-01","rent":1309.537149},{"period":"2015-12-01","rent":1313.923031},{"period":"2016-01-01","rent":1312.973529},{"period":"2016-02-01","rent":1318.461229},{"period":"2016-03-01","rent":1320.335829},{"period":"2016-04-01","rent":1328.65989},{"period":"2016-05-01","rent":1337.643691},{"period":"2016-06-01","rent":1340.893477},{"period":"2016-07-01","rent":1339.727873},{"period":"2016-08-01","rent":1341.668165},{"period":"2016-09-01","rent":1343.726744},{"period":"2016-10-01","rent":1347.499895},{"period":"2016-11-01","rent":1355.97722},{"period":"2016-12-01","rent":1359.056398},{"period":"2017-01-01","rent":1367.761796},{"period":"2017-02-01","rent":1362.071599},{"period":"2017-03-01","rent":1382.680775},{"period":"2017-04-01","rent":1395.973031},{"period":"2017-05-01","rent":1410.371579},{"period":"2017-06-01","rent":1408.397152},{"period":"2017-07-01","rent":1411.316325},{"period":"2017-08-01","rent":1421.423296},{"period":"2017-09-01","rent":1435.652427},{"period":"2017-10-01","rent":1434.353964},{"period":"2017-11-01","rent":1430.6171},{"period":"2017-12-01","rent":1427.641639},{"period":"2018-01-01","rent":1435.046355},{"period":"2018-02-01","rent":1443.205579},{"period":"2018-03-01","rent":1440.865529},{"period":"2018-04-01","rent":1445.94581},{"period":"2018-05-01","rent":1447.079488},{"period":"2018-06-01","rent":1461.835766},{"period":"2018-07-01","rent":1467.399854},{"period":"2018-08-01","rent":1476.328338},{"period":"2018-09-01","rent":1477.362643},{"period":"2018-10-01","rent":1484.848426},{"period":"2018-11-01","rent":1484.170221},{"period":"2018-12-01","rent":1496.351106},{"period":"2019-01-01","rent":1497.943495},{"period":"2019-02-01","rent":1506.265336},{"period":"2019-03-01","rent":1509.098806},{"period":"2019-04-01","rent":1508.707886},{"period":"2019-05-01","rent":1510.693452},{"period":"2019-06-01","rent":1511.311336},{"period":"2019-07-01","rent":1517.631071},{"period":"2019-08-01","rent":1517.289321},{"period":"2019-09-01","rent":1521.006664},{"period":"2019-10-01","rent":1526.991794},{"period":"2019-11-01","rent":1539.389057},{"period":"2019-12-01","rent":1542.520646},{"period":"2020-01-01","rent":1547.464335},{"period":"2020-02-01","rent":1549.659368},{"period":"2020-03-01","rent":1560.789458},{"period":"2020-04-01","rent":1557.786068},{"period":"2020-05-01","rent":1549.250435},{"period":"2020-06-01","rent":1546.555141},{"period":"2020-07-01","rent":1555.088601},{"period":"2020-08-01","rent":1573.35827},{"period":"2020-09-01","rent":1593.833703},{"period":"2020-10-01","rent":1600.193185},{"period":"2020-11-01","rent":1605.912488},{"period":"2020-12-01","rent":1597.464064},{"period":"2021-01-01","rent":1604.929401},{"period":"2021-02-01","rent":1616.013095},{"period":"2021-03-01","rent":1636.957519},{"period":"2021-04-01","rent":1672.802885},{"period":"2021-05-01","rent":1696.241367},{"period":"2021-06-01","rent":1727.979487},{"period":"2021-07-01","rent":1742.431418},{"period":"2021-08-01","rent":1756.181463},{"period":"2021-09-01","rent":1765.243523},{"period":"2021-10-01","rent":1786.858192},{"period":"2021-11-01","rent":1803.109159},{"period":"2021-12-01","rent":1835.253677},{"period":"2022-01-01","rent":1864.291158},{"period":"2022-02-01","rent":1897.597279},{"period":"2022-03-01","rent":1905.077179},{"period":"2022-04-01","rent":1914.779469},{"period":"2022-05-01","rent":1920.375023},{"period":"2022-06-01","rent":1946.7453},{"period":"2022-07-01","rent":1943.950595},{"period":"2022-08-01","rent":1970.95699},{"period":"2022-09-01","rent":1973.513785},{"period":"2022-10-01","rent":1992.126003},{"period":"2022-11-01","rent":1995.62242},{"period":"2022-12-01","rent":1999.486814},{"period":"2023-01-01","rent":2002.167858},{"period":"2023-02-01","rent":1994.037565},{"period":"2023-03-01","rent":2009.326931},{"period":"2023-04-01","rent":1999.684034},{"period":"2023-05-01","rent":2014.777598},{"period":"2023-06-01","rent":2001.477619},{"period":"2023-07-01","rent":2026.888673},{"period":"2023-08-01","rent":2024.540693},{"period":"2023-09-01","rent":2037.115442},{"period":"2023-10-01","rent":2031.481118},{"period":"2023-11-01","rent":2032.807733},{"period":"2023-12-01","rent":2036.522888},{"period":"2024-01-01","rent":2032.762343},{"period":"2024-02-01","rent":2040.19709},{"period":"2024-03-01","rent":2044.687728},{"period":"2024-04-01","rent":2052.93511},{"period":"2024-05-01","rent":2047.812688},{"period":"2024-06-01","rent":2041.099679},{"period":"2024-07-01","rent":2054.124251},{"period":"2024-08-01","rent":2067.639644},{"period":"2024-09-01","rent":2072.147057},{"period":"2024-10-01","rent":2067.017457},{"period":"2024-11-01","rent":2060.779277},{"period":"2024-12-01","rent":2070.914147},{"period":"2025-01-01","rent":2073.1002},{"period":"2025-02-01","rent":2069.157443},{"period":"2025-03-01","rent":2056.61945},{"period":"2025-04-01","rent":2067.953083},{"period":"2025-05-01","rent":2085.757687},{"period":"2025-06-01","rent":2091.83996},{"period":"2025-07-01","rent":2077.411101},{"period":"2025-08-01","rent":2069.714489},{"period":"2025-09-01","rent":2066.156161},{"period":"2025-10-01","rent":2074.223635},{"period":"2025-11-01","rent":2082.349809},{"period":"2025-12-01","rent":2075.798007},{"period":"2026-01-01","rent":2078.554401},{"period":"2026-02-01","rent":2081.952002},{"period":"2026-03-01","rent":2088.691299},{"period":"2026-04-01","rent":2079.772303},{"period":"2026-05-01","rent":2066.984291},{"period":"2026-06-01","rent":2068.312654}],"historySummary":{"pointCount":138,"firstPeriod":"2015-01-01","latestPeriod":"2026-06-01","coverageMonths":138,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":2091.83996,"endRent":2068.312654,"change":-0.01124718259995372,"cagr":-0.01124718259995372},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":2001.477619,"endRent":2068.312654,"change":0.03339284654773844,"cagr":0.011009299383487381},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1727.979487,"endRent":2068.312654,"change":0.19695440227179017,"cagr":0.03661030357381789}},"maxDrawdown":-0.012278089859226071,"annualizedVolatility":0.019509092765250848,"consecutiveReturnCount":137}}