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Carter County, Kentucky

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Low transaction volume. Carter County, Kentucky averaged 8 sales in the latest reporting month, so YoY price moves can swing wildly between months and don't necessarily reflect market direction. Inventory + DOM + price-drop signals stay informative; the % change badges are suppressed below 10 monthly sales.
Median Sale Price
$180,600
low-volume — YoY suppressed
Active Inventory
40
Days on Market
103 days
Price Drops
40.0%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$176,200
Condo / Co-op Median
$239,000
SFR vs. Condo YoY Gap
-331.2%
condos outperforming SFR
DOM: SFR vs. Condo
97d / 108d
SFR / Condo

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
5.0 mo
Balanced

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
97.3%
At asking

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
38%
Mixed

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Carter County, Kentucky?

$104/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$208,277
Above median (+15% vs median)
Region median
$180,600
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 5,762 sqft
$1,200,000
≈ 11,523 sqft
$2,000,000
≈ 19,205 sqft
$5,000,000
≈ 48,013 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $42K = 20% down + 3% closing on a $181K home
BUY + OWN
Median ending wealth $159K $97K real
Net gain on $42K upfront: $117K
Range: $159K → $159K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $181K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $344K $232K real
Net gain on $114K contributed: $230K
Range: $159K → $921K
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $114K total.
Median wealth delta: $186K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$159K$117K$514K$400K$356K rent
2010–2024$159K$117K$526K$411K$367K rent
2009–2023$159K$117K$507K$393K$349K rent
2008–2022$159K$117K$341K$227K$182K rent
2007–2021$159K$117K$440K$326K$282K rent
2006–2020$159K$117K$378K$264K$219K rent
2005–2019$159K$117K$338K$224K$180K rent
2004–2018$159K$117K$279K$165K$121K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
-4.8%
roughly balanced
DOM vs. 24-Mo Avg
+34.6%
currently 103 days
Long-Term Avg Inventory
42
Long-Term Avg DOM
77 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+4.5%
positive — appreciating
State HPI vs. Peak
0.0%
at or near peak peak 2025-10-01
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
3.6×
fair value
Median Household Income
$50,389
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
26,515
total residents
Total Housing Units
12,283
all units, occupied + vacant
Vacancy Rate
15.6%
high vacancy
Homeownership Rate
78.5%
of occupied units owner-occupied
Boomer Owners (65+)
28.1%
of homeowner households
Millennial / Gen-X Owners (35-54)
8.3%
of homeowner households
Pre-1949 Housing Stock
8.0%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
+39
losing people (2022–2023)
Inbound Returns
229
491 people moved in
Outbound Returns
238
452 people moved out
Net Returns
-9
household-filer basis

Top 5 Origins (where movers came from)

  1. Boyd, Kentucky — 88 returns
  2. Rowan, Kentucky — 57 returns
  3. Greenup, Kentucky — 48 returns
  4. Elliott, Kentucky — 36 returns

Top 5 Destinations (where movers went)

  1. Rowan, Kentucky — 77 returns
  2. Boyd, Kentucky — 73 returns
  3. Greenup, Kentucky — 59 returns
  4. Elliott, Kentucky — 29 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
700
2.67% of pop. — moved here from outside the county
From Other States
340
1.3% of pop. — interstate inbound
From Abroad
5
moved into the county from outside the U.S.
Same House 1 Year Ago
91%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Kentucky statewide stats →

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