State rental market analysis · UT
Utah rental markets
94 tracked cities over 5,000 population, 94 ranked and summarized by their median Overall; 0 of 89 evaluable cities pass the modeled Buy & Hold screen. Every number traces to Census, Zillow and BLS. Compare state coverage and results →
Browse every Utah ZIP Code area → · the full server-rendered index for this state.
Part of the Mountain Census division (West region).
The honest read
Utah ranks #16 of 37 coverage-eligible states for rental investing, with a median Overall of 50.8/100 across its ranked cities, above the national median. 94 ranked cities roll up into this grade. Its strongest factor is job growth: 2.2%, 2nd of 51, backed by population growth (3rd).
The biggest drag is gross rental yield: 3.9%, 51st of 51. A state grade is the median of its ranked cities, a screen for where to look, not underwriting. Open any city below for its full shown-math breakdown, or run a specific deal through the cap rate and cash-flow calculators.
Where it ranks, factor by factor
Every value is the median across the 94 ranked cities in this state. The national rank compares all 51 states on that one factor; the engine already flips inverted factors (affordability, low unemployment) so a better rank always means a better market. Each factor sits in one of the model’s three categories (Cash Flow, Growth, or Stability); this is a representative summary, and the full thirteen-factor breakdown is on each city’s page. Full methodology.
| Factor | Category | State value | National rank |
|---|---|---|---|
| Gross rent yield | Cash Flow | 3.9% | #51 of 51 |
| Rent growth | Growth | 3.4% | #44 of 51 |
| Home value growth | Growth | 4.8% | #15 of 51 |
| Population growth | Growth | 1.8% | #3 of 51 |
| Job growth | Growth | 2.2% | #2 of 51 |
| Price-to-income | Cash Flow | 5.7× | #38 of 51 |
| Unemployment | Stability | 3.5% | #13 of 51 |
| Rental demand | Stability | 30% renters · 5.4% vacancy | two-part measure |
| Income growth | Growth | 5.7% | #13 of 51 |
Every city in Utah, ranked
Led by Clinton at 73/100. Click any column to re-sort; every city links to its full shown-math breakdown.
| UT rank | City | Grade | Cash Flow | Growth | Stability | Typical home value | Gross yield | National rank |
|---|---|---|---|---|---|---|---|---|
| 1 | Clinton | 73 | B | B | A | $493,381 | 6.2% | #68 |
| 2 | Lehi | 72 | C | A | A | $569,889 | 4.6% | #87 |
| 3 | Saratoga Springs | 71 | B | B | A | $552,914 | 4.9% | #107 |
| 4 | Eagle Mountain | 71 | B | B | B | $504,093 | 5.3% | #108 |
| 5 | Spanish Fork | 68 | C | B | B | $513,715 | 4.7% | #222 |
| 6 med | Plain City | 67 | C | A | B | $579,600 | 4.5% | #279 |
| 7 med | Nibley | 63 | C | B | B | $481,038 | 4.3% | #496 |
| 8 | Syracuse | 62 | C | B | B | $581,475 | 4.3% | #526 |
| 9 | Smithfield | 62 | C | B | B | $466,830 | 4.4% | #533 |
| 10 | Hurricane | 61 | C | A | B | $500,643 | 4.7% | #584 |
| 11 | Payson | 61 | D | B | B | $471,307 | 4.0% | #614 |
| 12 | North Ogden | 61 | D | B | A | $527,471 | 4.1% | #627 |
| 13 med | Magna metro township | 61 | C | B | C | $376,200 | 5.2% | #632 |
| 14 | Vineyard | 61 | C | B | B | $523,988 | 4.1% | #635 |
| 15 | Woods Cross | 60 | C | C | B | $524,388 | 4.7% | #762 |
| 16 | Vernal | 59 | C | C | C | $297,882 | 5.9% | #800 |
| 17 | Herriman | 58 | D | B | B | $601,499 | 3.8% | #967 |
| 18 | West Point | 57 | D | B | B | $553,507 | 3.9% | #1011 |
| 19 | Riverton | 57 | C | B | B | $620,009 | 4.6% | #1045 |
| 20 med | Hyrum | 56 | D | A | B | $446,259 | 3.6% | #1081 |
| 21 med | Providence | 56 | D | A | C | $530,682 | 3.6% | #1100 |
| 22 | Tooele | 56 | C | A | C | $430,286 | 4.1% | #1123 |
| 23 | South Jordan | 56 | D | B | B | $661,471 | 3.8% | #1145 |
| 24 | West Haven | 56 | D | B | B | $524,762 | 3.9% | #1166 |
| 25 med | Santaquin | 55 | D | A | B | $494,691 | 3.6% | #1233 |
| 26 med | Hooper | 55 | D | B | C | $649,772 | 4.3% | #1251 |
| 27 | Bluffdale | 55 | C | B | C | $611,342 | 4.3% | #1272 |
| 28 med | Kearns metro township | 55 | C | C | B | $373,700 | 5.6% | #1293 |
| 29 | American Fork | 55 | D | B | B | $523,873 | 3.8% | #1300 |
| 30 | Cedar City | 55 | D | B | B | $405,026 | 4.3% | #1304 |
| 31 | Springville | 55 | D | B | B | $504,734 | 4.0% | #1303 |
| 32 | Highland | 54 | D | B | B | $974,274 | 3.3% | #1335 |
| 33 | Roy | 54 | C | C | B | $432,698 | 4.6% | #1346 |
| 34 | Tremonton | 54 | D | A | B | $423,650 | 3.9% | #1369 |
| 35 med | Harrisville | 54 | D | B | C | $447,299 | 4.1% | #1419 |
| 36 | Clearfield | 53 | D | B | C | $418,546 | 4.8% | #1480 |
| 37 med | Cedar Hills | 53 | C | C | B | $668,551 | 4.1% | #1523 |
| 38 med | Enoch | 53 | D | A | C | $458,890 | 3.6% | #1535 |
| 39 | Logan | 53 | D | B | B | $389,638 | 4.4% | #1554 |
| 40 | North Salt Lake | 52 | D | B | A | $568,573 | 3.5% | #1596 |
| 41 med | Nephi | 52 | D | A | B | $453,783 | 2.9% | #1626 |
| 42 | Pleasant Grove | 52 | D | B | B | $551,600 | 3.8% | #1662 |
| 43 | South Ogden | 52 | D | C | B | $424,241 | 4.8% | #1666 |
| 44 med | South Weber | 52 | D | B | B | $601,052 | 3.2% | #1694 |
| 45 | Centerville | 52 | C | C | B | $579,740 | 4.3% | #1703 |
| 46 med | Alpine | 51 | D | B | B | $1,203,425 | 4.3% | #1784 |
| 47 | Layton | 51 | D | B | B | $523,008 | 3.8% | #1820 |
| 48 | Ivins | 51 | D | A | C | $595,300 | 4.4% | #1842 |
| 49 med | Salem | 51 | D | B | B | $602,056 | 3.2% | #1882 |
| 50 | St. George | 50 | D | A | C | $517,705 | 4.2% | #1890 |
| 51 med | Roosevelt | 50 | D | C | B | $361,059 | 4.2% | #1907 |
| 52 | Washington | 50 | D | A | C | $540,326 | 4.0% | #1927 |
| 53 | Mapleton | 50 | D | B | B | $723,283 | 3.1% | #2012 |
| 54 | Midway | 50 | D | A | C | $939,463 | 3.4% | #2013 |
| 55 | Kaysville | 50 | D | B | B | $682,855 | 3.4% | #2021 |
| 56 | Heber | 49 | D | A | C | $808,374 | 3.8% | #2123 |
| 57 | North Logan | 48 | D | B | B | $554,780 | 3.5% | #2203 |
| 58 med | Pleasant View | 48 | D | B | C | $672,407 | 3.5% | #2208 |
| 59 med | Sunset | 48 | D | C | B | $373,599 | 4.2% | #2231 |
| 60 med | Grantsville | 48 | D | A | B | $532,336 | 2.9% | #2237 |
| 61 | Santa Clara | 48 | D | B | C | $526,876 | 5.0% | #2247 |
| 62 | Washington Terrace | 48 | D | C | B | $390,908 | 4.5% | #2339 |
| 63 med | West Bountiful | 47 | D | B | B | $599,761 | 3.2% | #2360 |
| 64 | Farmington | 47 | D | B | B | $685,023 | 3.0% | #2425 |
| 65 | Provo | 46 | D | B | B | $480,829 | 4.0% | #2523 |
| 66 med | Hyde Park | 46 | F | A | B | $579,664 | 2.7% | #2575 |
| 67 med | Richfield | 45 | D | B | C | $337,097 | 3.3% | #2682 |
| 68 med | Perry | 44 | D | A | C | $527,187 | 2.6% | #2831 |
| 69 | Orem | 44 | D | C | B | $501,606 | 3.6% | #2846 |
| 70 | West Valley City | 44 | D | C | C | $465,915 | 4.1% | #2894 |
| 71 | Midvale | 44 | D | C | C | $485,327 | 4.0% | #2900 |
| 72 med | White City metro township | 43 | D | C | C | $466,600 | 4.1% | #2954 |
| 73 | Brigham City | 43 | F | B | C | $409,653 | 3.7% | #2997 |
| 74 med | Fruit Heights | 43 | D | C | B | $760,555 | 3.5% | #3058 |
| 75 med | Lindon | 42 | F | B | B | $728,148 | 2.8% | #3102 |
| 76 med | Farr West | 42 | F | A | B | $638,234 | 1.7% | #3189 |
| 77 med | Ephraim | 41 | F | B | B | $423,700 | 2.6% | #3271 |
| 78 | West Jordan | 41 | D | C | C | $554,733 | 3.6% | #3319 |
| 79 | Ogden | 41 | D | B | C | $395,517 | 4.0% | #3324 |
| 80 med | Kanab | 39 | F | A | C | $430,030 | 2.6% | #3511 |
| 81 | Bountiful | 39 | F | C | C | $570,821 | 3.5% | #3541 |
| 82 | South Salt Lake | 39 | D | B | D | $438,981 | 4.2% | #3550 |
| 83 med | Price | 38 | D | D | C | $310,530 | 4.5% | #3690 |
| 84 | Murray | 37 | F | B | C | $546,866 | 3.3% | #3740 |
| 85 | Riverdale | 36 | F | C | C | $455,978 | 3.5% | #3837 |
| 86 | Taylorsville | 36 | D | C | C | $492,974 | 3.6% | #3861 |
| 87 | Draper | 35 | F | C | B | $811,598 | 2.5% | #3966 |
| 88 | Sandy | 31 | F | D | C | $659,401 | 3.1% | #4252 |
| 89 | Salt Lake City | 30 | F | B | D | $572,003 | 3.4% | #4292 |
| 90 | Cottonwood Heights | 30 | F | C | B | $778,589 | 2.6% | #4326 |
| 91 | Millcreek | 28 | F | B | C | $633,137 | 2.9% | #4409 |
| 92 | Holladay | 28 | F | C | C | $846,093 | 2.8% | #4438 |
| 93 med | Moab | 19 | F | C | C | $581,076 | 2.2% | #4691 |
| 94 | Park City | 18 | F | B | C | $1,607,176 | 2.7% | #4707 |
Data as of: Zillow ZHVI/ZORI through the latest monthly release · Census ACS 5-yr 2020–2024 · Census PEP July 2025 · BLS LAUS county 2025 annual (11-month average). Generated 2026-10-06. Methodology & limitations · underwrite any specific deal with the free calculators.
ZIP markets in Utah
299 Census ZIP Codes (ZCTAs) in Utah · 156 data-eligible for subscores. These are sub-city government areas ranked separately from the Utah city table. The overall Rental Investor ZIP Score leaderboard leads; the two component subscores (affordability, rental-market context) follow as independent percentiles. ZIP ranks are shown within the ZIP universe only, never mixed with, and not directly comparable to, city ranks. Vintage: the Key metric column is Census ACS 2020–2024 (5-year), the same release the city table above uses; the geographies differ, so the same measure can still disagree between the two.
Best overall ZIP Codes in Utah
Ranked by the overall Rental Investor ZIP Score. The # is each ZIP Code's canonical UT state rank; the smaller figure is its national rank. Separate from the Utah city table and not directly comparable to it.
| UT rank | ZIP Code | Overallgrade · national | Key metric |
|---|---|---|---|
| #1 | 84043Lehi | A 81#1 nat | 3.9%Survey yield |
| #2 | 84005Eagle Mountain | A 78#7 nat | 4.7%Survey yield |
| #3 | 84660Spanish Fork | A 76#35 nat | 3.6%Survey yield |
| #4 | 84003American Fork | A 76#37 nat | 3.3%Survey yield |
| #5 | 84062Pleasant Grove | A 76#41 nat | 3.8%Survey yield |
| #6 | 84059Vineyard | A 75#69 nat | 4.2%Survey yield |
| #6 | 84663Springville | A 75#69 nat | 4.2%Survey yield |
| #8 | 84045Saratoga Springs | A 74#99 nat | 4.3%Survey yield |
| #9 | 84321Logan | A 74#147 nat | 3.4%Survey yield |
| #10 | 84601Provo | A 73#169 nat | 3.6%Survey yield |
| #11 | 84606Provo | A 72#283 nat | 3.2%Survey yield |
| #12 | 84404Plain City | A 72#295 nat | 4.0%Survey yield |
Top affordability ZIP Codes in Utah
State-scoped leaders on the affordability subscore only (national rank shown is within that subscore’s data-eligible universe). Substantially an inverse housing-cost signal: a component of the overall score, not a predicted return.
| # | ZIP Code | Affordability | Key metric |
|---|---|---|---|
| 1 | 84534Montezuma Creek | 100#1 nat | 15.4%Survey yield |
| 2 | 84635Hinckley | 80#1,355 nat | 6.3%Survey yield |
| 3 | 84633Goshen | 77#1,786 nat | 5.9%Survey yield |
| 4 | 84518Cleveland | 74#2,252 nat | 6.5%Survey yield |
| 5 | 84001Bluebell | 73#2,358 nat | 6.3%Survey yield |
| 6 | 84542Wellington | 69#3,110 nat | 5.9%Survey yield |
| 7 | 84760Paragonah | 68#3,343 nat | 4.9%Survey yield |
| 8 | 84005Eagle Mountain | 65#4,135 nat | 4.7%Survey yield |
| 9 | 84751Milford | 65#4,160 nat | 4.9%Survey yield |
| 10 | 84118West Valley City | 64#4,544 nat | 5.4%Survey yield |
| 11 | 84128West Valley City | 63#4,850 nat | 5.1%Survey yield |
| 12 | 84067Roy | 62#4,941 nat | 5.1%Survey yield |
Deepest rental-market ZIP Codes in Utah
State-scoped leaders on the rental-market-context subscore only (national rank shown is within that subscore’s data-eligible universe). Rental depth/tightness: a separate component, never combined here with affordability.
| # | ZIP Code | Rental market | Key metric |
|---|---|---|---|
| 1 | 84606Provo | 81#187 nat | 3.2%Survey yield |
| 2 | 84059Vineyard | 78#479 nat | 4.2%Survey yield |
| 3 | 84627Ephraim | 76#746 nat | 2.6%Survey yield |
| 4 | 84103Salt Lake City | 75#841 nat | 2.2%Survey yield |
| 5 | 84058Orem | 75#996 nat | 3.6%Survey yield |
| 6 | 84601Provo | 73#1,201 nat | 3.6%Survey yield |
| 7 | 84635Hinckley | 73#1,201 nat | 6.3%Survey yield |
| 8 | 84604Provo | 73#1,242 nat | 2.4%Survey yield |
| 9 | 84102Salt Lake City | 73#1,394 nat | 3.0%Survey yield |
| 10 | 84054North Salt Lake | 71#1,780 nat | 4.0%Survey yield |
| 11 | 84341North Logan | 70#1,962 nat | 3.5%Survey yield |
| 12 | 84105Salt Lake City | 70#2,110 nat | 2.8%Survey yield |