{"area":{"county":"Laramie County","state":"WY","stateName":"Wyoming","slug":"laramie-wy","metro":"Cheyenne, WY MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":292099},{"date":"2021-07-01","value":309262},{"date":"2021-10-01","value":320014},{"date":"2022-01-01","value":330659},{"date":"2022-04-01","value":342027},{"date":"2022-07-01","value":348700},{"date":"2022-10-01","value":352586},{"date":"2023-01-01","value":330071},{"date":"2023-04-01","value":350185},{"date":"2023-07-01","value":353299},{"date":"2023-10-01","value":355768},{"date":"2024-01-01","value":344978},{"date":"2024-04-01","value":364967},{"date":"2024-07-01","value":363443},{"date":"2024-10-01","value":364398},{"date":"2025-01-01","value":365709},{"date":"2025-04-01","value":382391},{"date":"2025-07-01","value":377695},{"date":"2025-10-01","value":382352},{"date":"2026-01-01","value":388311},{"date":"2026-04-01","value":402110}],"latest":402110,"yoy":5.156763626758998,"fiveYr":37.66223095594302,"sinceStart":658.6265446655976,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1228}],"latest":1228,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":80173,"population":101060,"povertyRate":8.873603443247754,"medianHomeValue":348700,"medianGrossRent":1160,"medianPropertyTax":1980},"hud":{"county":"Laramie County","year":"2027","perUnit":1228,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Wyoming","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":1978,"ratePer100k":167.98215890195038},"propertyCrime":{"total":10906,"ratePer100k":926.194855907316},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":27.3,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":6.60234586025219,"rentCagr":3,"cashFlow":{"price":402110,"monthlyRent":1228,"grossRent":1228,"downPct":20,"ratePct":6.75,"units":1,"state":"WY","down":80422,"loan":321688,"mortgagePI":2086.4622448883615,"monthlyTax":190.33206666666663,"taxRatePct":0.568,"taxRateSource":"Census ACS county effective rate 0.57% ($1,980 tax ÷ $348,700 ACS median), applied to current value","monthlyInsurance":207.75683333333333,"insuranceRatePct":0.62,"insuranceBasis":"Insurance: state-level estimate (WY avg 0.62%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":61.400000000000006,"egi":1166.6,"mgmtPct":10,"monthlyMgmt":122.80000000000001,"maintenancePct":5,"monthlyMaint":61.400000000000006,"capexPct":5,"monthlyCapex":61.400000000000006,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":643.6888999999999,"noi":522.9111,"totalExpenses":2730.151144888361,"cashFlow":-1563.5511448883615,"annualCf":-18762.613738660337,"cocReturn":-23.3302003663927,"capRate":1.56050165377633},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1655.6511448883614,"delta":-92,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1600.3911448883614,"delta":-37,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1615.490353221695,"delta":-52,"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":-1893.8234132393388,"delta":-330,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1979-01-01) (home values −7.8% over 9 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, 1983-01-01 → 1983-10-01, applied to rent","cashFlow":-1635.4845478762713,"delta":-72,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1893.8234132393388,"baselineCashFlow":-1563.5511448883615,"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":6.60234586025219,"rentCagr":3,"totalRentPaid":112914.04269669617,"totalCashOutlay":330286.3112107935,"insuranceBasis":"Insurance: state-level estimate (WY avg 0.62%/yr)","homeValueAfter":629089.1659345644,"equityBuilt":337036.75879035785,"netCostOfBuying":73671.55242043565,"buyingCheaper":true,"savings":39242.49027626052},"priceToIncome":{"ratio":5.015528918713282,"price":402110,"medianIncome":80173,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.568,"countyTaxSource":"Census ACS county effective rate 0.57% ($1,980 tax ÷ $348,700 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":402110,"secondary":348700,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.15,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1228,"secondary":1160,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.06,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.15,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":348700,"high":402110}},"rent":{"label":"verified","ratio":1.06,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1160,"high":1228}},"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 6.6%/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":"crosscheck","ratio":1.15,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":348700,"high":402110}},"rent":{"label":"verified","ratio":1.06,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1160,"high":1228}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Laramie County, WY is appreciation-driven for owning: at a 27.3x 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 Laramie County, WY a good rental market?","a":"Tough for cash flow. At 27.3x, Laramie County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Laramie County?","a":"The typical home value in Laramie County is about $402,110 (county-level, Census ACS & FHFA metro HPI), up 5.2% year-over-year, and up 37.7% over five years."},{"q":"What is the median rent in Laramie County?","a":"The typical rent in Laramie County is about $1,228/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 Laramie County?","a":"Over a 7-year horizon, buying is cheaper in Laramie County — roughly $39,242 ahead of renting, with about $337,037 in equity built."},{"q":"Is Laramie County affordable for homebuyers?","a":"Laramie County's median home value is 5.0x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Laramie County?","a":"Laramie County's effective property tax rate is about 0.57% of home value (Census ACS county effective rate 0.57% ($1,980 tax ÷ $348,700 ACS median), applied to current value), which on a $402,110 median home is roughly $190/mo."}],"takeaways":["The median home value in Laramie County, WY was $402,110 as of April 2026, up 5.2% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Laramie County, WY was $1,228/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Laramie County, WY has a price-to-rent ratio of 27.3 — 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=laramie-wy","url":"https://areal.studio/functions/getCountyReport?slug=laramie-wy"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T08:46:00.326Z","homeValueBasis":"FHFA metro HPI (quarterly, Cheyenne, WY MSA) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Cheyenne, WY MSA","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":402110,"countyFmr":1228,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Cheyenne, WY MSA"},"links":{"stateDir":"WY","stateName":"Wyoming","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}