The story of this market
The typical home in Clay County, Kentucky sells for about $116,000, or $159 per square foot.
Prices are down 19.8% from a year ago, which gives buyers more room to negotiate. Homes take about 195 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $909 a month.
HUD sets the fair market rent for a 2-bedroom at $909 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Moderate.
Monthly price momentum
Home values since 2015
+4.3%
KY · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,254
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Natural hazard exposure
The area's risk shape
79
Relatively Moderate
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $15,796,752.
Mortgage activity
Home lending in this county
49%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 298 | 87 | 49% | 0% | $90,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Clay County, Kentucky
The Clay County housing market is currently experiencing a correction with declining median prices and high days on market. Low sales volume and a significant share of price cuts suggest a cooling environment for sellers. Buyers may find affordability, but the market remains slow and sensitive to broader economic conditions.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: median price diverges 19.2% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict.
Select a city to expand its ZIP intel reports beneath · 3 cities · 6 ZIP reports
Median prices moved up 1.0% year over year.
Homes spend a median of 78 days on market with 4.5 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.5% · poverty 28.0% — a mixed stability profile.
Deterministic aggregate of 5 researched ZIP reports of 6 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Clay County, Kentucky — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 17
researched Sep 21
researched Sep 21
researched Sep 17
researched Sep 17
| 40906 | Barbourville | $129,100 | $85 | +3.2% | 62 | 96.5% | 12% | 4.1 | 48 | $693 | researched Sep 17 |
| 40927 | Closplint | $125,000 | $85 | +2.4% | 112 | 96.5% | 12% | 6.8 | 18 | $650 | researched Sep 21 |
| 40944 | Goose Rock | — | — | 0% | — | — | — | — | — | — | researched Sep 21 |
| 40962 | Manchester | $205,000 | $118 | -2.4% | 84 | 96.5% | 12% | 4.2 | 42 | $699 | researched Sep 17 |
| 40972 | Oneida | $165,000 | $115 | +3.2% | 82 | 96.5% | 12% | 5 | 10 | $850 | researched Sep 17 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Public education is primarily served by the Clay County School District, which provides K-12 instruction across the county.
The area is subject to periodic flood risks and is currently monitored for drought conditions; property insurance should be budgeted carefully.
The local economy is anchored by the Daniel Boone National Forest, with limited large-scale industrial development and a focus on rural economic stability.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Kentucky) — Kentucky Ad Valorem Property Tax: Property is assessed at its fair cash value (price at a fair voluntary sale). The tax is calculated by applying local and state tax rates to the assessed value.
The economy is largely rural, with employment centered around local government, education, and services related to the surrounding natural landscape.
Transportation is primarily reliant on regional highway corridors connecting the county seat of Manchester to surrounding areas.
Property assessments are managed by the county valuation office, which conducts periodic reappraisals for tax purposes.
The county is served by the Clay County School District and various local utility and fire protection districts.
Property insurance premiums are influenced by regional hazard exposure, including flood and wind risks common to the Appalachian region.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A vast expanse of protected land offering extensive hiking, camping, and outdoor recreation opportunities for residents.
Data retrieved from Census Reporter and ACS 5-year profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Property is assessed at its fair cash value (price at a fair voluntary sale). The tax is calculated by applying local and state tax rates to the assessed value. A homestead exemption is available for owners aged 65 or older or those who are totally disabled, which exempts a portion of the assessed value from taxation (the specific exemption amount is adjusted biennially based on the cost of living index).
Kentucky Constitution Section 170, 172; KRS 132.190
Kentucky is a judicial foreclosure state, requiring a court action to enforce a mortgage or lien. The process involves a court-ordered sale, typically conducted by the master commissioner.
KRS Chapter 426
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.