{"area":{"county":"Anderson County","state":"KY","stateName":"Kentucky","slug":"anderson-ky","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":197688},{"date":"2021-07-01","value":206408},{"date":"2021-10-01","value":211334},{"date":"2022-01-01","value":219724},{"date":"2022-04-01","value":225315},{"date":"2022-07-01","value":225100},{"date":"2022-10-01","value":231378},{"date":"2023-01-01","value":235946},{"date":"2023-04-01","value":237823},{"date":"2023-07-01","value":241470},{"date":"2023-10-01","value":244922},{"date":"2024-01-01","value":248454},{"date":"2024-04-01","value":253178},{"date":"2024-07-01","value":256703},{"date":"2024-10-01","value":260996},{"date":"2025-01-01","value":261077},{"date":"2025-04-01","value":264461},{"date":"2025-07-01","value":267052},{"date":"2025-10-01","value":268404},{"date":"2026-01-01","value":273525},{"date":"2026-04-01","value":275705}],"latest":275705,"yoy":4.2516665973432755,"fiveYr":39.46471207154708,"sinceStart":309.7630937518578,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1121}],"latest":1121,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":74488,"population":24353,"povertyRate":11.468231017103198,"medianHomeValue":225100,"medianGrossRent":927,"medianPropertyTax":1697},"hud":{"county":"Anderson County","year":"2027","perUnit":1121,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Kentucky","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":17727,"ratePer100k":192.39769179207374},"propertyCrime":{"total":107926,"ratePer100k":1171.3608215914342},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":20.5,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":6.880092912432922,"rentCagr":3,"cashFlow":{"price":275705,"monthlyRent":1121,"grossRent":1121,"downPct":20,"ratePct":6.75,"units":1,"state":"KY","down":55141,"loan":220564,"mortgagePI":1430.573905714719,"monthlyTax":173.23464166666668,"taxRatePct":0.754,"taxRateSource":"Census ACS county effective rate 0.75% ($1,697 tax ÷ $225,100 ACS median), applied to current value","monthlyInsurance":133.25741666666667,"insuranceRatePct":0.58,"insuranceBasis":"Insurance: state-level estimate (KY avg 0.58%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":56.050000000000004,"egi":1064.95,"mgmtPct":10,"monthlyMgmt":112.10000000000001,"maintenancePct":5,"monthlyMaint":56.050000000000004,"capexPct":5,"monthlyCapex":56.050000000000004,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":530.6920583333334,"noi":534.2579416666666,"totalExpenses":1961.2659640480524,"cashFlow":-896.3159640480525,"annualCf":-10755.79156857663,"cocReturn":-19.505978434516294,"capRate":2.325346040151611},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-980.3909640480525,"delta":-84,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-929.9459640480526,"delta":-34,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-929.6303182147191,"delta":-33,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1122.7657308922148,"delta":-226,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −2.7% over 6 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2010-10-01 → 2011-04-01, applied to rent","cashFlow":-919.0307563580835,"delta":-23,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1122.7657308922148,"baselineCashFlow":-896.3159640480525,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":6.880092912432922,"rentCagr":3,"totalRentPaid":103075.44125651171,"totalCashOutlay":232600.49292695217,"insuranceBasis":"Insurance: state-level estimate (KY avg 0.58%/yr)","homeValueAfter":439260.75220723706,"equityBuilt":239016.26957389427,"netCostOfBuying":48725.223353057896,"buyingCheaper":true,"savings":54350.21790345381},"priceToIncome":{"ratio":3.7013344431317794,"price":275705,"medianIncome":74488,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.754,"countyTaxSource":"Census ACS county effective rate 0.75% ($1,697 tax ÷ $225,100 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":275705,"secondary":225100,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.22,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1121,"secondary":927,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.21,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.22,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":225100,"high":275705}},"rent":{"label":"crosscheck","ratio":1.21,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":927,"high":1121}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (228d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (14d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 6.9%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":228,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":14,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.22,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":225100,"high":275705}},"rent":{"label":"crosscheck","ratio":1.21,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":927,"high":1121}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Anderson County, KY is appreciation-driven for owning: at a 20.5x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Anderson County, KY a good rental market?","a":"Tough for cash flow. At 20.5x, Anderson County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Anderson County?","a":"The typical home value in Anderson County is about $275,705 (county-level, Census ACS & FHFA state HPI), up 4.3% year-over-year, and up 39.5% over five years."},{"q":"What is the median rent in Anderson County?","a":"The typical rent in Anderson County is about $1,121/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Anderson County?","a":"Over a 7-year horizon, buying is cheaper in Anderson County — roughly $54,350 ahead of renting, with about $239,016 in equity built."},{"q":"Is Anderson County affordable for homebuyers?","a":"Anderson County's median home value is 3.7x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Anderson County?","a":"Anderson County's effective property tax rate is about 0.75% of home value (Census ACS county effective rate 0.75% ($1,697 tax ÷ $225,100 ACS median), applied to current value), which on a $275,705 median home is roughly $173/mo."}],"takeaways":["The median home value in Anderson County, KY was $275,705 as of April 2026, up 4.3% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Anderson County, KY was $1,121/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Anderson County, KY has a price-to-rent ratio of 20.5 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=anderson-ky","url":"https://areal.studio/functions/getCountyReport?slug=anderson-ky"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-15T05:08:28.141Z","homeValueBasis":"FHFA state HPI (quarterly) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"state","hpiMetro":null,"acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":275705,"countyFmr":1121,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"KY","stateName":"Kentucky","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}