Elliott County, Kentucky Housing Market

Median Sale Price

$350,000

low-volume — YoY suppressed

Active Inventory

Days on Market

246 days

Price Drops

—

Single-Family vs. Condo

Source: Redfin (property-type breakdown)

Single-Family Median

$350,000

Buyer vs. Seller Market Indicators

Latest month — Redfin

Months of Supply

3.0 mo

Balanced

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

Sale-to-List Ratio

102.9%

Bidding-war territory

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

% Sold Above List

100%

Highly competitive

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

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

$127/sqft median (Redfin)

Square footage 2,000 sqft

Bedrooms +$0 adj

Bathrooms +$0 adj

Lot size optional

Estimated price

$253,715

Below median (-28% vs median)

Region median

$350,000

all homes

Price-tier reverse lookup — what sqft does each price band buy?

$600,000

≈ 4,730 sqft

$1,200,000

≈ 9,459 sqft

$2,000,000

≈ 15,766 sqft

$5,000,000

≈ 39,414 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:

Home price

Monthly rent

Down %

Rate %

Property tax %

Insurance / yr

Maintenance %

HOA / mo

Home appreciation %

Rent inflation %

Horizon (yrs)

Invest in

After-tax mode (MID, SALT, LTCG, Sec 121) Show inflation-adjusted (real) side-by-side VA loan (0% down, no PMI, funding fee)

BUY + OWN

Median ending wealth $307K $188K real

Net gain on $81K upfront: $227K

Range: $307K → $307K

Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $350K asset comes from the 20% down.

RENT + INVEST

Median ending portfolio $983K $658K real

Net gain on $374K contributed: $609K

Range: $468K → $2.43M

Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $374K total.

Median wealth delta: $676K in favor of RENT + INVEST

What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)

Window	Buy wealth	Buy gain	Rent wealth	Rent gain	Wealth delta
2011–2025	$307K	$227K	$1.42M	$1.05M	$1.11M rent
2010–2024	$307K	$227K	$1.45M	$1.07M	$1.14M rent
2009–2023	$307K	$227K	$1.37M	$998K	$1.07M rent
2008–2022	$307K	$227K	$1.01M	$640K	$707K rent
2007–2021	$307K	$227K	$1.32M	$944K	$1.01M rent
2006–2020	$307K	$227K	$1.12M	$749K	$816K rent
2005–2019	$307K	$227K	$1.01M	$640K	$707K rent
2004–2018	$307K	$227K	$835K	$460K	$527K 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

-49.5%

deficit — seller leverage

DOM vs. 24-Mo Avg

+143.0%

currently 246 days

Long-Term Avg Inventory

Long-Term Avg DOM

101 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

8.7×

severely overvalued

Median Household Income

$40,074

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

7,336

total residents

Total Housing Units

3,065

all units, occupied + vacant

Vacancy Rate

25.3%

high vacancy

Homeownership Rate

83.3%

of occupied units owner-occupied

Boomer Owners (65+)

31.2%

of homeowner households

Millennial / Gen-X Owners (35-54)

4.7%

of homeowner households

Pre-1949 Housing Stock

9.0%

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

-20

losing people (2022–2023)

Inbound Returns

64 people moved in

Outbound Returns

84 people moved out

Net Returns

-7

household-filer basis

Top 5 Origins (where movers came from)

Carter, Kentucky — 29 returns

Top 5 Destinations (where movers went)

Carter, Kentucky — 36 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)

600

8.23% of pop. — moved here from outside the county

From Other States

0.59% of pop. — interstate inbound

From Abroad

moved into the county from outside the U.S.

Same House 1 Year Ago

90%

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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