All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Frankfort, KY
Frankfort merits further investigation by income-focused buyers, but it is a poor fit for anyone relying on rapid rent gains or low water risk.
Median price$254k
Median rent$1,149
Gross yield5.4%
Job growth▲ 2.5%
Composite Market ScoreRank #123 of 571 scored US market areas
Direct rental answer
How much is rent in Frankfort, KY?
Zillow's metro-wide Observed Rent Index is $1,149 per month for 2026-06-30. That is up 1.78% 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 Frankfort
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 |
|---|---|---|---|---|---|
| Franklin County, KYFIPS 21073 | $747 | $859 | $1,083 | $1,410 | $1,680 |
| Anderson County, KYFIPS 21005 | $745 | $951 | $1,042 | $1,323 | $1,454 |
The read
Why this market scores where it does
Frankfort merits further investigation by income-focused buyers, but it is a poor fit for anyone relying on rapid rent gains or low water risk. Median value fell 0.56% while jobs rose 2.52%, and gross yield is 5.42%.
The opportunity is affordability: rent is 20.11% of median income, and price-to-income is 3.71. The restraint is asking-rent growth of 1.78%. This combination supports conservative occupancy assumptions, not aggressive rent increases.
For-sale supply is 2.6 months, yet 43.12% of listings have price drops; the permit rate is 4.88 per thousand. Net migration is positive at 218 households, but movers’ average-income gap is -$3,624. Inland flood is the dominant hazard, making property-level flood and insurance review essential.
Frequently Asked Investor Questions
What are the basic entry economics?
Median home value is $254,272, median asking rent is $1,149 per month, and gross yield is 5.42%.
What does tax-filing migration show?
Frankfort recorded 1,941 inbound and 1,723 outbound households, for net migration of 218; inbound movers’ average income was $49,326 versus $52,950 for outbound movers.
What share of purchase mortgages goes to non-occupants?
The investor share is 12.5%.
Investor Quick Takeaways
Gross Yield: 5.4%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 1.78%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 12.5%
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 Frankfort as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
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 2.9 mo. a year ago
Median days on market42 days▼ from 43 days a year ago
Listings with price drops43.1%▲ from 32.5% a year ago
Sale-to-list ratio97.9%2026-05-01
Home value growth▼ 0.6%Zillow ZHVI · trailing 12 months
Rent growth▲ 1.78%Zillow ZORI · trailing 12 months
Gross rental yield5.4%Rent × 12 ÷ price
Payroll job growth▲ 2.5%LAUS · 12m to 2026-05
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 steady62→62
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.
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
62| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 97 | 30% | 29.10 |
| Rent trend | 26 | 25% | 6.50 |
| Affordability | 81 | 15% | 12.15 |
| Supply pressure | 52 | 15% | 7.80 |
| Climate risk | 40 | 15% | 6.00 |
| Published score | 62 | ||
Frankfort, KY scoreRank #123
62Job growth97/100
LAUS employment grew 2.52% year over year -> the labor-market signal is strong, but it does not establish rental demand.
Rent trend26/100
Asking rent grew 1.78% while gross yield is 5.42% -> current income is more compelling than the rent-growth signal.
Affordability81/100
Rent equals 20.11% of median income and price-to-income is 3.71 -> housing costs appear manageable against local income.
Supply pressure52/100
Supply is 2.6 months, 43.12% of listings have price drops, and the permit rate is 4.88 per thousand -> limited inventory coexists with seller concessions and new-supply activity.
Climate risk40/100
The annual climate loss ratio is 0.001591 and inland flood is the dominant hazard -> water exposure warrants property-level diligence and insurance review.
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
$254k
YoY ▼ 0.6%
ZORI Median Rent
$1,149
YoY ▲ 1.78%
Gross Rental Yield
5.4%
Rent × 12 ÷ price
$1,149 × 12 ÷ $254,272
Job Growth (YoY)
▲ 2.5%
LAUS payrolls
Job signal 97/100
Median Household Income
$69k
Census ACS 5-year
Rent Burden
20.1%
Annual rent ÷ household income
Price-to-Income
3.7x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,063
Market rent 108.1% 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$1,149Primary 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 ↗$905−$244 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 ↗$1,063−$87 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 ↗$953−$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 Frankfort as context, then replace market-wide evidence with the candidate property's facts.
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
314 units authorised in 2026, 15% 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
+218
1,941 in vs 1,723 out (IRS SOI)
▲ 11.2% of arriving households
Mover Income Gap
−$3,624
Arriving $49,326 vs leaving $52,950
Average AGI per tax return (IRS SOI)
Investor Purchase Share
12.5%
112 of 896 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.159% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Fayette County · Scott County · Woodford County · Jefferson County · Shelby County
✓ 1,941 in − 1,723 out = 218 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
- Lexington, KY666 arriving
- Louisville, KY260 arriving
- Richmond, KY28 arriving
Leading outbound markets
- Lexington, KY473 leaving
- Louisville, KY221 leaving
- Richmond, KY44 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
- Asking-rent growth is 1.78% year over year, limiting the evidence for income growth.
- Price drops affect 43.12% of listings despite 2.6 months of supply, indicating pricing resistance.
- Inland flood is the dominant hazard, and the annual climate loss ratio is 0.001591 of building value.
Inside this micro 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.
Statistical peers
Market areas that behave like Frankfort
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 |
|---|---|---|---|---|---|
| Frankfort, KY (Target) | 62 | $254k | $1,149 | 5.4% | ▲ 2.5% |
| Athens, TX | 53 | $273k | $1,292 | 5.7% | ▲ 1.8% |
| Seneca, SC | 46 | $298k | $1,550 | 6.2% | ▲ 2.8% |
| Aberdeen, WA | 56 | $327k | $1,559 | 5.7% | ▲ 1.8% |
| Sherman, TX | 53 | $290k | $1,335 | 5.5% | ▲ 1.7% |
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 |