All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Amarillo, TX
Amarillo merits investigation by yield-focused buyers who can tolerate modest employment growth and hail exposure; buyers requiring stronger labor momentum or a low-hazard profile should avoid it.
Median price$222k
Median rent$1,282
Gross yield6.9%
Job growth▲ 0.8%
Composite Market ScoreRank #84 of 571 scored US market areas
Direct rental answer
How much is rent in Amarillo, TX?
Zillow's metro-wide Observed Rent Index is $1,282 per month for 2026-06-30. That is up 5.27% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Amarillo
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Randall County, TXFIPS 48381 | $778 | $903 | $1,106 | $1,503 | $1,742 |
| Potter County, TXFIPS 48375 | $778 | $903 | $1,106 | $1,503 | $1,742 |
| Carson County, TXFIPS 48065 | $778 | $903 | $1,106 | $1,503 | $1,742 |
| Oldham County, TXFIPS 48359 | $774 | $899 | $1,101 | $1,499 | $1,734 |
| Armstrong County, TXFIPS 48011 | $778 | $903 | $1,106 | $1,503 | $1,742 |
The read
Why this market scores where it does
Amarillo merits investigation by yield-focused buyers who can tolerate modest employment growth and hail exposure; buyers requiring stronger labor momentum or a low-hazard profile should avoid it. Median asking rent of $1,282 against a $221,932 home value produces a 6.93% gross yield before unpublished operating costs.
The opportunity is rent performance without an extreme household burden. Rent rose 5.27% year over year while home values rose 3.05%, and rent equals 22.1% of median income. However, CES jobs grew only 0.79%, so income metrics are more convincing than the demand backdrop.
Buyers may have some negotiating room, but this is not a deeply loose market: supply is 2.6 months and 22.55% of listings show price drops. The main underwriting risk is hail, with an annual climate loss ratio of 0.178% of building value. Verify property-level insurance terms and condition rather than treating the headline yield as net return.
Frequently Asked Investor Questions
What is the headline rental-income setup?
Median asking rent is $1,282 per month, median home value is $221,932, and gross yield is 6.93%; operating expenses are not published.
Are employment and migration signals positive?
CES jobs grew 0.79% year over year, while 5,033 households moved in and 4,940 moved out, leaving net migration of 93 households.
How much buyer negotiating leverage is visible?
The metro has 2.6 months of supply, a 53-day median market time, and price drops on 22.55% of listings.
Investor Quick Takeaways
Gross Yield: 6.9%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 5.27%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 9.4%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Amarillo as the starting point or move into a more specific property and rent check.
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Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply2.6 mo.▼ from 3.8 mo. a year ago
Median days on market53 days▼ from 59 days a year ago
Listings with price drops22.6%▼ from 23.5% a year ago
Sale-to-list ratio100.0%2026-05-01
Home value growth▲ 3.0%Zillow ZHVI · trailing 12 months
Rent growth▲ 5.27%Zillow ZORI · trailing 12 months
Gross rental yield6.9%Rent × 12 ÷ price
Payroll job growth▲ 0.8%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady65→65
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 48% and rents 39%. Prices running ahead of rents is what compresses yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
65| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 77 | 30% | 23.10 |
| Rent trend | 76 | 25% | 19.00 |
| Affordability | 69 | 15% | 10.35 |
| Supply pressure | 55 | 15% | 8.25 |
| Climate risk | 29 | 15% | 4.35 |
| Published score | 65 | ||
Amarillo, TX scoreRank #84
65Job growth77/100
CES jobs grew 0.79% year over year -> employment is expanding, but only modestly.
Rent trend76/100
Rent rose 5.27% and gross yield is 6.93% -> rental income is the clearest opportunity, although expenses are not published.
Affordability69/100
Rent equals 22.1% of median income and price is 3.19 times income -> household affordability is supportive within the metro's own income base.
Supply pressure55/100
Supply is 2.6 months, median market time is 53 days, and 22.55% of listings have price drops -> buyers have some negotiating room without abundant inventory.
Climate risk29/100
Hail is the dominant hazard and the annual climate loss ratio is 0.178% -> physical-loss exposure requires property-specific underwriting.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$222k
YoY ▲ 3.0%
ZORI Median Rent
$1,282
YoY ▲ 5.27%
Gross Rental Yield
6.9%
Rent × 12 ÷ price
$1,282 × 12 ÷ $221,932
Job Growth (YoY)
▲ 0.8%
CES payrolls
Job signal 77/100
Median Household Income
$70k
Census ACS 5-year
Rent Burden
22.1%
Annual rent ÷ household income
Price-to-Income
3.2x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,106
Market rent 115.9% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,282Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$903−$379 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,106−$176 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,086−$196 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Amarillo as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Amarillo, TX
These Apartment List observations match the exact metro CBSA code 11100. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$1,2202026-07 · +3.8% year over year
Rental vacancyn/an/a
Time on marketn/an/a
Regional price level
What feels expensive inside Amarillo
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$41,530 median wage
37.0%
Food Preparation and Serving Related Occupations$27,810 median wage
55.3%
Transportation and Material Moving Occupations$37,780 median wage
40.7%
Sales and Related Occupations$32,250 median wage
47.7%
Production Occupations$43,260 median wage
35.6%
Management Occupations$97,080 median wage
15.8%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
1,172 units authorised in 2026, 30% of them in 5+ unit buildings. A meaningful share is apartments, which discount first when they lease up. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+93
5,033 in vs 4,940 out (IRS SOI)
▲ 1.8% of arriving households
Mover Income Gap
−$5,460
Arriving $55,762 vs leaving $61,222
Average AGI per tax return (IRS SOI)
Investor Purchase Share
9.4%
296 of 3,163 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
hail
0.178% building value annual loss ratio
FEMA NRI · risk type: wind
Compare yield and FEMA exposure →Households arrive mainly from: Lubbock County · Hutchinson County · Moore County · Deaf Smith County · Tarrant County
✓ 5,033 in − 4,940 out = 93 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Dallas, TX322 arriving
- Lubbock, TX248 arriving
- Borger, TX193 arriving
Leading outbound markets
- Dallas, TX523 leaving
- Lubbock, TX292 leaving
- Borger, TX137 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- CES job growth of 0.79% provides only a modest employment-demand signal.
- A 53-day median market time and price drops on 22.55% of listings indicate resale friction.
- Hail exposure and a 0.178% annual climate loss ratio can reduce property-level returns.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
County records
Cities in this market
Statistical peers
Market areas that behave like Amarillo
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Amarillo, TX (Target) | 65 | $222k | $1,282 | 6.9% | ▲ 0.8% |
| Waco, TX | 50 | $259k | $1,430 | 6.6% | ▲ 0.7% |
| Champaign, IL | 59 | $242k | $1,338 | 6.6% | ▲ 0.6% |
| Topeka, KS | 75 | $222k | $1,282 | 6.9% | ▲ 1.3% |
| Corpus Christi, TX | 44 | $226k | $1,422 | 7.5% | ▲ 0.8% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |