All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Sierra Vista, AZ
Sierra Vista merits selective investigation by income-focused buyers who can tolerate weak employment and water-hazard exposure; buyers relying on strong labor demand or quick resale should avoid it.
Median price$265k
Median rent$1,253
Gross yield5.7%
Job growth▼ 4.0%
Composite Market ScoreRank #558 of 571 scored US market areas
Direct rental answer
How much is rent in Sierra Vista, AZ?
Zillow's metro-wide Observed Rent Index is $1,253 per month for 2026-06-30. That is up 2.11% 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 Sierra Vista
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 |
|---|---|---|---|---|---|
| Cochise County, AZFIPS 04003 | $887 | $1,111 | $1,257 | $1,748 | $2,109 |
The read
Why this market scores where it does
Sierra Vista merits selective investigation by income-focused buyers who can tolerate weak employment and water-hazard exposure; buyers relying on strong labor demand or quick resale should avoid it. Median asking rent is $1,253 against a $264,812 median home value, and the reported gross yield is 5.68%.
The opportunity is modest rent momentum without matching home-price growth: rent rose 2.11% year over year while price rose 0.1%. Rent consumes 25.16% of median household income, but this metro-wide measure does not establish tenant-level affordability or property-level occupancy and expenses.
The main tension is that employment fell 3.95% while net migration remained positive at 248 households. Buyers also face a slower resale setting, with 4.8 months of supply and 66 median days on market, plus inland-flood exposure. Underwrite cash flow without assuming rent growth and verify insurance and property-specific flood risk.
Frequently Asked Investor Questions
How close is asking rent to the published fair-market rent?
Median asking rent is $1,253 and published fair-market rent is $1,257, a calculated $4 gap.
Are migration and employment pointing in the same direction?
No. Tax filings show 3,805 households moved in and 3,557 moved out, for net migration of 248, while CES employment fell 3.95% year over year.
What does the record say about resale conditions?
Months of supply is 4.8, median days on market is 66, and the price-drop share is 23.35%.
Investor Quick Takeaways
Gross Yield: 5.7%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 2.11%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 4.2%
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 Sierra Vista 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 supply4.8 mo.▲ from 4.2 mo. a year ago
Median days on market66 days▼ from 72 days a year ago
Listings with price drops23.4%▲ from 22.1% a year ago
Sale-to-list ratio97.5%2026-05-01
Home value growth▲ 0.1%Zillow ZHVI · trailing 12 months
Rent growth▲ 2.11%Zillow ZORI · trailing 12 months
Gross rental yield5.7%Rent × 12 ÷ price
Payroll job growth▼ 4.0%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 steady20→20
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
20| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 0 | 30% | 0.00 |
| Rent trend | 30 | 25% | 7.50 |
| Affordability | 46 | 15% | 6.90 |
| Supply pressure | 25 | 15% | 3.75 |
| Climate risk | 15 | 15% | 2.25 |
| Published score | 20 | ||
Sierra Vista, AZ scoreRank #558
20Job growth0/100
Job: CES employment fell 3.95% year over year -> a rental-demand thesis based on job growth is unsupported.
Rent trend30/100
Rent: Asking rent rose 2.11% and gross yield is 5.68% -> current income is the opportunity, although operating costs are not included.
Affordability46/100
Afford: Rent equals 25.16% of median income and price equals 4.43 times income -> metro-level affordability does not settle property- or tenant-level economics.
Supply pressure25/100
Supply: Inventory stands at 4.8 months and median marketing time is 66 days -> buyers should allow for a slower exit.
Climate risk15/100
Climate: Inland flood is the dominant hazard and the climate loss ratio is 0.2483% per year -> parcel-level flood and insurance checks are necessary.
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
$265k
YoY ▲ 0.1%
ZORI Median Rent
$1,253
YoY ▲ 2.11%
Gross Rental Yield
5.7%
Rent × 12 ÷ price
$1,253 × 12 ÷ $264,812
Job Growth (YoY)
▼ 4.0%
CES payrolls
Job signal 0/100
Median Household Income
$60k
Census ACS 5-year
Rent Burden
25.2%
Annual rent ÷ household income
Price-to-Income
4.4x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,257
Market rent 99.6% 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$1,253Primary 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 ↗$1,111−$142 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 ↗$1,257+$4 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 ↗$995−$258 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 Sierra Vista as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Sierra Vista, AZ
These Apartment List observations match the exact metro CBSA code 43420. 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$1,1302026-07 · +0.2% year over year
Rental vacancyn/an/a
Time on marketn/an/a
Regional price level
What feels expensive inside Sierra Vista
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$40,640 median wage
37.0%
Sales and Related Occupations$34,120 median wage
44.1%
Food Preparation and Serving Related Occupations$32,310 median wage
46.5%
Management Occupations$99,700 median wage
15.1%
Business and Financial Operations Occupations$85,610 median wage
17.6%
Educational Instruction and Library Occupations$47,340 median wage
31.8%
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
378 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ 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
+248
3,805 in vs 3,557 out (IRS SOI)
▲ 6.5% of arriving households
Mover Income Gap
+$1,133
Arriving $57,052 vs leaving $55,919
Average AGI per tax return (IRS SOI)
Investor Purchase Share
4.2%
59 of 1,422 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.248% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Pima County · Maricopa County · El Paso County · Pinal County · San Diego County
✓ 3,805 in − 3,557 out = 248 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
- Tucson, AZ625 arriving
- Phoenix, AZ510 arriving
- Riverside, CA84 arriving
Leading outbound markets
- Tucson, AZ784 leaving
- Phoenix, AZ444 leaving
- El Paso, TX57 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 employment fell 3.95% year over year, leaving a growth-based demand thesis unsupported.
- The resale picture is slow, with 4.8 months of supply, 66 median days on market, and a 23.35% price-drop share.
- Inland flood is the dominant hazard, and the annual climate loss ratio is 0.2483% of building value.
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
Statistical peers
Market areas that behave like Sierra Vista
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 |
|---|---|---|---|---|---|
| Sierra Vista, AZ (Target) | 20 | $265k | $1,253 | 5.7% | ▼ 4.0% |
| Marquette, MI | 55 | $266k | $1,253 | 5.7% | ▼ 3.4% |
| Bloomington, IN | 34 | $306k | $1,442 | 5.7% | ▼ 2.6% |
| Nacogdoches, TX | 36 | $224k | $1,122 | 6.0% | ▼ 2.6% |
| Emporia, KS | 59 | $194k | $806 | 5.0% | ▼ 2.8% |
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 |