Medford, OR
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
5.60×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Oregon
- 5.66×-0.05
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
25.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Oregon
- 25.3%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
2.98%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Oregon
- 2.91%+0.07
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.22%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Oregon
- 0.16%+0.06
- vs U.S.
- 0.03%+0.19
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
4.47
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Oregon
- 3.73+0.74
- vs U.S.
- 3.52+0.95
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
5.5%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Oregon
- 5.0%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+32.7%
homeValues.yearOverYear
+2.9%
Median home value
$400,200
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,229 | $14,748 | 20.6% |
| 2 BR | $1,530 | $18,360 | 25.7% |
| 3 BR | $2,128 | $25,536 | 35.7% |
Labor market direction
Unemployment
5.5%
Median household income
$71,443
What's being built
Total TTM
995
+40.1% YoY
Single-family
563
2–4 unit
30
5+ unit
402
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Jackson County | 222,604 | $400,200 | $71,443 | 995 | +40.1% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Medford | 222,604 | $71,443 | 5.60× | 2.98% | +32.7% | 4.47 | 5.5% |
| Tyler, TX | 234,667 | $71,923 | — | — | +47.7% | — | 4.3% |
| Chico, CA | 213,605 | $68,574 | — | — | +21.4% | — | 5.8% |
| Columbia, MO | 211,078 | $69,463 | — | — | +56.3% | — | 2.6% |
| Topeka, KS | 232,995 | $68,160 | — | — | +51.1% | — | 3.6% |
| Daphne-Fairhope-Foley, AL | 233,420 | $75,019 | — | — | +56.8% | — | 2.1% |
Where people are moving in from
Net migration
+492
+0.22% of population
| Origin county | Tax returns |
|---|---|
| Josephine County, OR | 592 |
| Multnomah County, OR | 198 |
| Los Angeles County, CA | 184 |
| Klamath County, OR | 163 |
| Lane County, OR | 141 |
| Washington County, OR | 123 |
Who lives in Medford
- Median age
- 43
- Bachelor's+
- 30.6%
- Owner-occupancy
- 65.0%
- Vacancy rate
- 6.6%
- Rent burdened (30%+)
- 49.3%
- Median household income
- $71,443
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.