{"area":{"county":"Limestone County","state":"AL","stateName":"Alabama","slug":"limestone-al","metro":"Huntsville, AL MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":218615},{"date":"2021-07-01","value":233864},{"date":"2021-10-01","value":248621},{"date":"2022-01-01","value":255630},{"date":"2022-04-01","value":271276},{"date":"2022-07-01","value":281000},{"date":"2022-10-01","value":275599},{"date":"2023-01-01","value":277169},{"date":"2023-04-01","value":286032},{"date":"2023-07-01","value":288596},{"date":"2023-10-01","value":282589},{"date":"2024-01-01","value":292361},{"date":"2024-04-01","value":293165},{"date":"2024-07-01","value":302057},{"date":"2024-10-01","value":299342},{"date":"2025-01-01","value":299001},{"date":"2025-04-01","value":302501},{"date":"2025-07-01","value":302359},{"date":"2025-10-01","value":308101},{"date":"2026-01-01","value":307392},{"date":"2026-04-01","value":312538}],"latest":312538,"yoy":3.3180055603121974,"fiveYr":42.96274272122224,"sinceStart":336.5726578105575,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1341}],"latest":1341,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":83629,"population":111233,"povertyRate":9.95770964331423,"medianHomeValue":281000,"medianGrossRent":970,"medianPropertyTax":900},"hud":{"county":"Limestone County","year":"2027","perUnit":1341,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Alabama","period":"11-2024 to 10-2026","window":{"from":"11-2024","to":"10-2026","fellBack":false},"violentCrime":{"total":33406,"ratePer100k":321.6390710113135},"propertyCrime":{"total":140403,"ratePer100k":1351.825734514801},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"11-2024","to":"10-2026","fellBack":false},"priceToRentRatio":19.4,"ratioVerdict":"Borderline — at 19.4× the market leans renting (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":7.411016013092064,"rentCagr":3,"cashFlow":{"price":312538,"monthlyRent":1341,"grossRent":1341,"downPct":20,"ratePct":6.75,"units":1,"state":"AL","down":62507.600000000006,"loan":250030.4,"mortgagePI":1621.6924152418958,"monthlyTax":83.34346666666667,"taxRatePct":0.32,"taxRateSource":"Census ACS county effective rate 0.32% ($900 tax ÷ $281,000 ACS median), applied to current value","monthlyInsurance":187.5228,"insuranceRatePct":0.72,"insuranceBasis":"Insurance: state-level estimate (AL avg 0.72%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":67.05,"egi":1273.95,"mgmtPct":10,"monthlyMgmt":134.1,"maintenancePct":5,"monthlyMaint":67.05,"capexPct":5,"monthlyCapex":67.05,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":539.0662666666667,"noi":734.8837333333333,"totalExpenses":2160.7586819085627,"cashFlow":-886.8086819085624,"annualCf":-10641.70418290275,"cocReturn":-17.02465649441468,"capRate":2.8216104281719345},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-987.3836819085624,"delta":-101,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-927.0386819085625,"delta":-40,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-933.6893819085623,"delta":-47,"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":-1143.5111618416097,"delta":-257,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1984-07-01) (home values −3.6% 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, 1993-10-01 → 1994-10-01, applied to rent","cashFlow":-923.2734708574573,"delta":-36,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1143.5111618416097,"baselineCashFlow":-886.8086819085624,"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":7.411016013092064,"rentCagr":3,"totalRentPaid":123304.34141390027,"totalCashOutlay":257068.50338919516,"insuranceBasis":"Insurance: state-level estimate (AL avg 0.72%/yr)","homeValueAfter":515518.91084267636,"equityBuilt":288522.62817366526,"netCostOfBuying":31053.475215529907,"buyingCheaper":true,"savings":92250.86619837036},"priceToIncome":{"ratio":3.7371964270767317,"price":312538,"medianIncome":83629,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":0.32,"countyTaxSource":"Census ACS county effective rate 0.32% ($900 tax ÷ $281,000 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":312538,"secondary":281000,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.11,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1341,"secondary":970,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.38,"grade":"crosscheck","consistent":false,"hidePoint":true}],"confidence":{"homeValue":{"label":"verified","ratio":1.11,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":281000,"high":312538}},"rent":{"label":"crosscheck","ratio":1.38,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":970,"high":1341}},"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 7.4%/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":1.11,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":281000,"high":312538}},"rent":{"label":"crosscheck","ratio":1.38,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":true,"range":{"low":970,"high":1341}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Limestone County, AL is a moderate market — a 19.4x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Limestone County, AL a good rental market?","a":"Mixed. Limestone County's 19.4x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Limestone County?","a":"The typical home value in Limestone County is about $312,538 (county-level, Census ACS & FHFA metro HPI), up 3.3% year-over-year, and up 43.0% over five years."},{"q":"What is the median rent in Limestone County?","a":"The typical rent in Limestone County is about $1,341/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 Limestone County?","a":"Over a 7-year horizon, buying is cheaper in Limestone County — roughly $92,251 ahead of renting, with about $288,523 in equity built."},{"q":"Is Limestone County affordable for homebuyers?","a":"Limestone 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 Limestone County?","a":"Limestone County's effective property tax rate is about 0.32% of home value (Census ACS county effective rate 0.32% ($900 tax ÷ $281,000 ACS median), applied to current value), which on a $312,538 median home is roughly $83/mo."}],"takeaways":["The median home value in Limestone County, AL was $312,538 as of April 2026, up 3.3% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Limestone County, AL was $1,341/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Limestone County, AL has a price-to-rent ratio of 19.4 — a moderate reading where individual deals decide the outcome. (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=limestone-al","url":"https://areal.studio/functions/getCountyReport?slug=limestone-al"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T07:23:13.369Z","homeValueBasis":"FHFA metro HPI (quarterly, Huntsville, AL 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":"Huntsville, AL 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":312538,"countyFmr":1341,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Huntsville, AL MSA"},"links":{"stateDir":"AL","stateName":"Alabama","cityPages":[],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}