{"area":{"county":"Bertie County","state":"NC","stateName":"North Carolina","slug":"bertie-nc","metro":null},"homeValue":{"series":[{"date":"2021-04-01","value":79635},{"date":"2021-07-01","value":84517},{"date":"2021-10-01","value":88290},{"date":"2022-01-01","value":93367},{"date":"2022-04-01","value":98298},{"date":"2022-07-01","value":98500},{"date":"2022-10-01","value":99655},{"date":"2023-01-01","value":100739},{"date":"2023-04-01","value":102696},{"date":"2023-07-01","value":105526},{"date":"2023-10-01","value":105639},{"date":"2024-01-01","value":107248},{"date":"2024-04-01","value":108587},{"date":"2024-07-01","value":109497},{"date":"2024-10-01","value":111331},{"date":"2025-01-01","value":111922},{"date":"2025-04-01","value":112002},{"date":"2025-07-01","value":111866},{"date":"2025-10-01","value":112465},{"date":"2026-01-01","value":112709},{"date":"2026-04-01","value":112465}],"latest":112465,"yoy":0.41338547525937036,"fiveYr":41.22559176241602,"sinceStart":339.0591450322077,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1081}],"latest":1081,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":48750,"population":17170,"povertyRate":16.135216307751293,"medianHomeValue":98500,"medianGrossRent":839,"medianPropertyTax":778},"hud":{"county":"Bertie County","year":"2027","perUnit":1081,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"North Carolina","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":66735,"ratePer100k":297.9781688963569},"propertyCrime":{"total":354569,"ratePer100k":1583.184556340936},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":8.7,"ratioVerdict":"Favorable for buying — price-to-rent favors owning (modeled investor cash flow is positive at standard assumptions)","priceCagr":7.14867023279393,"rentCagr":3,"cashFlow":{"price":112465,"monthlyRent":1081,"grossRent":1081,"downPct":20,"ratePct":6.75,"units":1,"state":"NC","down":22493,"loan":89972,"mortgagePI":583.5566794443549,"monthlyTax":74.03945833333334,"taxRatePct":0.79,"taxRateSource":"Census ACS county effective rate 0.79% ($778 tax ÷ $98,500 ACS median), applied to current value","monthlyInsurance":61.85575,"insuranceRatePct":0.66,"insuranceBasis":"Insurance: state-level estimate (NC avg 0.66%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":54.050000000000004,"egi":1026.95,"mgmtPct":10,"monthlyMgmt":108.10000000000001,"maintenancePct":5,"monthlyMaint":54.050000000000004,"capexPct":5,"monthlyCapex":54.050000000000004,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":352.0952083333334,"noi":674.8547916666666,"totalExpenses":935.6518877776883,"cashFlow":91.29811222231172,"annualCf":1095.5773466677406,"cocReturn":4.870747995677503,"capRate":7.20069132619037},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":10.22311222231167,"delta":-81,"survives":true},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":58.86811222231165,"delta":-32,"survives":true},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":75.83417472231179,"delta":-15,"survives":true},{"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":-1.0747973300312879,"delta":-92,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −6.2% over 12 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, 2010-01-01 → 2011-01-01, applied to rent","cashFlow":40.842347194409626,"delta":-50,"survives":true}],"survived":4,"total":5,"score":80,"worstCashFlow":-1.0747973300312879,"baselineCashFlow":91.29811222231172,"framing":"scored","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":7.14867023279393,"rentCagr":3,"totalRentPaid":99397.4594097138,"totalCashOutlay":95367.80456666186,"insuranceBasis":"Insurance: state-level estimate (NC avg 0.66%/yr)","homeValueAfter":182358.02786600354,"equityBuilt":100674.72237876581,"netCostOfBuying":17186.08218789604,"buyingCheaper":true,"savings":82211.37722181776},"priceToIncome":{"ratio":2.306974358974359,"price":112465,"medianIncome":48750,"label":"Affordable (≤3x income — historical rule of thumb)"},"countyTaxRatePct":0.79,"countyTaxSource":"Census ACS county effective rate 0.79% ($778 tax ÷ $98,500 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":112465,"secondary":98500,"primarySource":"current estimate (ACS county median × FHFA state HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.14,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1081,"secondary":839,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.29,"grade":"crosscheck","consistent":false,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":98500,"high":112465}},"rent":{"label":"crosscheck","ratio":1.29,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":839,"high":1081}},"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 (227d 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 (13d 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 7.1%/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":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.14,"sources":["current estimate (ACS county median × FHFA state HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":98500,"high":112465}},"rent":{"label":"crosscheck","ratio":1.29,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":839,"high":1081}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Bertie County, NC leans favorable for buying: a price-to-rent ratio of 8.7 favors owning at the median, and modeled investor cash flow is positive (91/mo at standard assumptions).","faqs":[{"q":"Is Bertie County, NC a good rental market?","a":"For owning at the median, yes — Bertie County's price-to-rent ratio of 8.7 is in the favorable range, and modeled investor cash flow is positive (about $91/mo at 20% down)."},{"q":"What is the median home value in Bertie County?","a":"The typical home value in Bertie County is about $112,465 (county-level, Census ACS & FHFA state HPI), up 0.4% year-over-year, and up 41.2% over five years."},{"q":"What is the median rent in Bertie County?","a":"The typical rent in Bertie County is about $1,081/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 Bertie County?","a":"Over a 7-year horizon, buying is cheaper in Bertie County — roughly $82,211 ahead of renting, with about $100,675 in equity built."},{"q":"Is Bertie County affordable for homebuyers?","a":"Bertie County's median home value is 2.3x the local median household income — Affordable (≤3x income — historical rule of thumb)."},{"q":"What is the property tax rate in Bertie County?","a":"Bertie County's effective property tax rate is about 0.79% of home value (Census ACS county effective rate 0.79% ($778 tax ÷ $98,500 ACS median), applied to current value), which on a $112,465 median home is roughly $74/mo."}],"takeaways":["The median home value in Bertie County, NC was $112,465 as of April 2026, up 0.4% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Bertie County, NC was $1,081/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Bertie County, NC has a price-to-rent ratio of 8.7 — a reading that favors owning (owner-occupant math — not automatically strong investor cash flow). (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=bertie-nc","url":"https://areal.studio/functions/getCountyReport?slug=bertie-nc"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T08:48:42.344Z","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":112465,"countyFmr":1081,"countyRatio":null,"hpiLevel":"state","hpiMetro":null},"links":{"stateDir":"NC","stateName":"North Carolina","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}