ZIP 76244’s clearest measured tension is that its current asking-rent level is well above wider rental context while its surveyed income and renter-burden profile look comparatively less strained. Zillow ZORI for the ZIP was $2,107 per month. For wider context only, the Fort Worth city context rent was $1,635, the Tarrant County context rent was $1,639, and the Dallas-Fort Worth-Arlington, TX metro context rent was $1,673; these are not ZIP substitutes. The matched survey reports median household income of $122,217. Its 43.7% renter burden at or above the threshold sits below the Fort Worth city-context 56.0% and Tarrant County-context 55.5%. That combination is a market-level affordability screen, not evidence that a given home is affordable.
The rent path supplies more evidence of steadiness than acceleration. The latest year-over-year Zillow reading was 1.2%, while the exact same-month one-year rent-history change was 1.1%, the three-year change was 1.0%, and the five-year change was 3.6%. Recent direction therefore confirms a stable low-growth pattern but breaks from the faster pace embedded in the longer five-year record. History has 138 observations with 100% stated coverage. Annualized monthly-return variability was 1.5%, indicating relatively limited month-to-month movement and supporting moderate confidence in the direction of the current rent snapshot, although not in the rent of a specific unit. The historical maximum drawdown was 1.1%, a contained prior decline rather than proof against future movement. Transparent national discovery ranks reinforce that distinction: stability ranked 11, compared with momentum at 1,955 and balanced performance at 913. These are backward-looking measurements, not forecasts or investment recommendations.
Source scope is essential before comparing those rents. The five-digit label is both Zillow’s ZIP market identifier and a matched Census ZCTA; 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. By contrast, the ACS 2024 five-year survey places median gross rent at $2,024 with a $105 margin of error; it describes occupied renter homes and includes selected utilities. ZORI is 4.1% above that ACS median, but the gap does not establish a change in like-for-like lease pricing. HUD’s two-bedroom standard is $1,931, and ZORI is 9.1% higher. HUD FMR or SAFMR is an administrative bedroom-specific standard, not asking rent.
The bedroom view is deliberately modelled rather than observed. Scaling ZIP ZORI with the local HUD bedroom ladder produces estimated monthly rents of $1,726 for a studio, $1,798 for one bedroom, $2,107 for two bedrooms, $2,653 for three bedrooms, and $3,373 for four bedrooms. These are modelled estimates, never measured bedroom rents or rental comparables. The underlying HUD standards span from $1,582 for a studio to $3,091 for four bedrooms, and their proportional spacing is what drives the ZIP estimates. This approach is useful for a consistent size screen, but it cannot capture actual unit condition, concessions, utility treatment, lease timing, property type, or the mix of listings represented by Zillow’s blended index.
The arithmetic affordability screen also has an important internal split. At the 30% rent-to-income benchmark, supporting the ZIP asking-rent index requires $84,280 of annual income, below the area’s surveyed household median. Yet 43.7% of renter households, or 3,504 of 8,016, report gross-rent burdens at or above that benchmark. The renter-household estimate carries a $947 margin of error and the burdened-household estimate a $800 margin of error, so the survey should not be read as a precise count. Housing stock is tilted toward single-family structures, with 20,300 single-family units and 2,388 large multifamily units reported. The vacancy rate was 5.0%, including 811 units vacant for rent out of 1,322 vacant units overall. Vacancy and burden describe area aggregates, not the availability or economics of any particular dwelling.
Redfin provides a separate, direct rolling-three-month ZIP resale observation, not rental transactions. Its median sold price was $399,360, up 1.1% year over year, with 255 homes sold and a median 32 days on market. Inventory was 232 homes and months of supply stood at 2.8. Average sale-to-list was 98.7%, while 21.4% of sales closed above list and 33.5% went off market within two weeks. Those measures describe for-sale liquidity, pricing, and marketing behavior only. Annualized ZIP ZORI divided by Redfin’s median sold price produces a 6.3% cross-source screening ratio. It is not a cap rate, net return, expected return, property yield, or measure of ownership economics. Mild resale price growth and active sales broadly confirm a stable market reading, but the below-list average challenges any claim of broad pricing acceleration from the rent screen.
Neither the rent evidence nor the resale evidence should be collapsed into a single market price. City, county, and metro figures remain wider-context benchmarks, while ZORI, ACS, HUD, historical ZORI, and Redfin each answer different questions. The rent series measures asking-rent conditions; the ACS survey measures occupied renter households; HUD provides an administrative standard; and Redfin measures completed ZIP resale activity. Historical stability reduces the chance that one Zillow reading is merely an unusually volatile monthly observation, but it does not eliminate composition effects across rental types or explain why a particular listing is priced as it is. Similarly, resale marketing signals do not demonstrate lease demand, tenant affordability, or rental operating costs.
The decision-useful reading is consequently one of elevated ZIP asking rents relative to broader context, slower recent rent growth than the longer path, and resale evidence that is active but not uniformly aggressive. Before applying any aggregate result to a property, verify the actual advertised rent, concessions, utility responsibility, bedroom count, lease term, availability date, condition, and comparable nearby listings. For a sale comparison, verify the property type, condition, sale date, list-price history, financing or concession terms, and whether the transaction is genuinely comparable. The central factual question is whether unit-level lease and sale evidence supports the broad ZIP signals without treating any source as a forecast or a recommendation.
","findings":[{"body":"Zillow’s ZIP asking-rent index is materially above the stated Fort Worth, Tarrant County, and metro context rents. At the same time, the matched ACS ZCTA reports a comparatively high household-income level and a renter-burden share below the cited city and county context shares. This is a tension between aggregate rent level and aggregate household resources, not proof about affordability for an individual renter.","title":"Elevated asking-rent level, lower aggregate burden"},{"body":"The one-year and three-year exact same-month rent changes are near 1%, while the five-year rate is higher. Low annualized monthly variability, a limited historical drawdown, full stated coverage, and a very high stability discovery rank all support a backward-looking stability interpretation. They do not establish future rent movement or the likely performance of any property.","title":"Stable recent rent history with slower long-run momentum"},{"body":"Studio through four-bedroom figures were modelled by applying the local HUD bedroom ladder to the ZIP-wide Zillow ZORI level. They provide a proportional size screen but are not observed rents for bedroom categories. HUD standards are administrative benchmarks, while ZORI blends asking-rent observations across rental types; neither source independently substitutes for current unit-level listing evidence.","title":"Bedroom figures are scaled estimates"},{"body":"Redfin’s direct ZIP rolling-three-month data show completed for-sale activity, marketing time, inventory, supply, and sale-to-list outcomes. The annualized ZORI-to-sold-price calculation is only a cross-source screening ratio. Resale pricing and liquidity may contextualize the rent picture, but they cannot be used as rental comparables, operating-income evidence, or a statement about net ownership economics.","title":"Resale signals are active but not equivalent to rental evidence"}],"risks":["The Zillow history is backward-looking and ZIP-wide. Even low variability and a limited historical drawdown cannot establish future asking rents, renewal outcomes, concession behavior, or the rent achievable by a particular unit.","ACS gross rent, Zillow asking rent, and HUD bedroom standards have different populations, timing, utility treatment, and purposes. Comparing them directly without preserving those scopes can create a misleading impression of lease-market change.","Redfin’s direct ZIP resale results describe homes sold rather than rental transactions. Sold price, marketing time, supply, and sale-to-list evidence should not be treated as rental demand, property operating income, or investment performance.","The ACS renter, burden, and income measures are survey estimates with margins of error, while vacancy is an area aggregate. Neither measure proves availability, tenant qualifications, affordability, or condition for a specific dwelling."],"qa":[{"a":"The five-digit label functions as Zillow’s ZIP market identifier and is matched to a Census ZCTA for ACS data. A ZCTA is a statistical area created for tabulation and is not identical to a USPS delivery ZIP. That distinction matters because the Zillow, ACS, HUD, and Redfin figures do not all describe the same underlying universe.","q":"Why does the report distinguish the ZIP from the ZCTA?"},{"a":"No. The studio through four-bedroom figures are modelled monthly estimates created by scaling the ZIP Zillow ZORI level with the local HUD bedroom ladder. They are useful for a proportional bedroom-size screen, but they are not measured rents, lease transactions, or direct evidence for any specific apartment or house.","q":"Are the bedroom rents observed market rents?"},{"a":"The required-income figure is arithmetic: annualized Zillow ZORI divided by the 30% rent-to-income benchmark. It is not financial advice, a tenant-screening requirement, an applicant qualification rule, or evidence that households at that income level will face the same costs, utilities, deposits, or lease terms.","q":"What does the required-income figure mean?"},{"a":"It should be used only as a cross-source screen that divides annualized ZIP ZORI by Redfin’s median ZIP sold price. It is not a cap rate, property yield, net return, expected return, or valuation conclusion because it excludes operating expenses, financing, taxes, insurance, vacancy, maintenance, and unit-specific comparability.","q":"How should the Redfin screening ratio be used?"}],"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 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