The 84045 zip code in Saratoga Springs tops our ranking of the most affordable places to live in Utah.
We looked at 88 zip codes in the state, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.
Top 10 most affordable places to live in Utah
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Saratoga Springs 🥇 | 100.0 | $555,110 | $2,158 |
| 2 | West Valley City 🥈 | 99.3 | $491,566 | $1,622 |
| 3 | Vineyard 🥉 | 95.5 | $524,563 | $1,637 |
| 4 | South Jordan | 95.5 | $615,910 | $1,927 |
| 5 | Woods Cross | 94.8 | $554,308 | $1,755 |
| 6 | Lehi | 93.8 | $573,587 | $2,264 |
| 7 | American Fork | 93.0 | $598,730 | $1,685 |
| 8 | Eagle Mountain | 92.1 | $510,293 | $2,152 |
| 9 | Roy | 91.7 | $436,565 | $1,514 |
| 10 | Ogden | 91.1 | $446,339 | $1,317 |
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1. Saratoga Springs
Here's why the 84045 zip code in Saratoga Springs is Utah's most affordable place to live.
🔎 Key data about Saratoga Springs
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $555,110[1] | No. 52 | $1,177.83 |
| Home affordability ratio | 4.3 | No. 2 | -1.3 |
| Home value five-year change | 24.0%[2] | No. 7 | -5.5% |
| Home value one-year forecast | -0.3%[3] | No. 1 | -0.3% |
| Rental costs | $2,158[4] | No. 80 | $404 |
| Rent affordability ratio | 1.66% | No. 21 | -0.1% |
| Median household income | $130,331[5] | No. 11 | $30,936 |
| Property taxes | $2,397[6] | No. 36 | -$197 |
| Energy costs | $0.12 kWh[7] | No. 11 | $0.00 |
Saratoga Springs's 84045 zip code is the cheapest place to live in Utah, leading the 88 markets we evaluated.
The median home value is $555,110, making it the 52nd-cheapest housing market in the state. Forecasts project a -0.3% change in home values in the next year. Rent in the zip code averages $2,158 per month, which is the 21st cheapest amount in Utah.
The median property tax for homeowners in Saratoga Springs is $2,397 per household, the No. 36 ranked market in Utah.
Residents pay $0.12 per kWh of electricity, which ranks No. 11 among Utah markets.
2. West Valley City
The 84128 zip code is the 2nd-cheapest place to live in Utah.
🔎 Key data about West Valley City
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 99.3 | No. 2 | N/A |
| Median home value | $491,566[8] | No. 33 | -$62,366.70 |
| Home affordability ratio | 4.4 | No. 6 | -1.1 |
| Home value five-year change | 29.2%[9] | No. 39 | -0.2% |
| Home value one-year forecast | -0.1%[10] | No. 24 | -0.1% |
| Rental costs | $1,622[11] | No. 32 | -$133 |
| Rent affordability ratio | 1.46% | No. 11 | -0.3% |
| Median household income | $110,726[12] | No. 28 | $11,331 |
| Property taxes | $2,618[13] | No. 53 | $24 |
| Energy costs | $0.13 kWh[14] | No. 31 | $0.00 |
West Valley City's 84128 zip code has a median home value of $491,566, which is the 24th-cheapest housing market in Utah. You can rent for an average of $1,622 per month. That's the 32nd-cheapest price in the state.
The average household income in the zip code is $110,726, which ranks 28th-highest in the state.
Homeowners in West Valley City pay a median property tax of $2,618 per year, making it the 53rd-most affordable market in Utah.
West Valley City ranks No. 31 among Utah energy markets. You'll pay $0.13 per kWh of electricity.
3. Vineyard
The 3rd-cheapest place to live in Utah is Vineyard's 84059 zip code.
🔎 Key data about Vineyard
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 95.5 | No. 3 | N/A |
| Median home value | $524,563[15] | No. 43 | -$29,368.90 |
| Home affordability ratio | 5.0 | No. 24 | -0.6 |
| Home value five-year change | 23.1%[16] | No. 5 | -6.4% |
| Home value one-year forecast | -0.3%[17] | No. 1 | -0.3% |
| Rental costs | $1,637[18] | No. 34 | -$118 |
| Rent affordability ratio | 1.55% | No. 17 | -0.2% |
| Median household income | $105,271[19] | No. 32 | $5,876 |
| Property taxes | $2,433[20] | No. 41 | -$161 |
| Energy costs | $0.13 kWh[21] | No. 31 | $0.00 |
The No. 43 cheapest housing market in Utah is Vineyard's 84059 zip code, with a median home value of $524,563. Rents in the market average $1,637 per month, making it the 34th-most affordable rental market in the state.
The median property tax for households in Vineyard is $2,433, which makes it the 41st-cheapest place in Utah. Vineyard ranks No. 31 among Utah markets by energy costs. Residents pay $0.13 per kWh of electricity.
4. South Jordan
The 84009 zip code in South Jordan comes in at No. 4 on our list of the cheapest places to live in Utah.
🔎 Key data about South Jordan
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 95.5 | No. 4 | N/A |
| Median home value | $615,910[22] | No. 69 | $61,977.34 |
| Home affordability ratio | 4.5 | No. 7 | -1.1 |
| Home value five-year change | 27.9%[23] | No. 26 | -1.6% |
| Home value one-year forecast | -0.1%[24] | No. 24 | -0.1% |
| Rental costs | $1,927[25] | No. 72 | $172 |
| Rent affordability ratio | 1.40% | No. 5 | -0.4% |
| Median household income | $137,922[26] | No. 5 | $38,527 |
| Property taxes | $2,952[27] | No. 69 | $358 |
| Energy costs | $0.12 kWh[28] | No. 29 | $0.00 |
The No. 69 cheapest housing market in Utah is South Jordan's 84009 zip code, where the median home value is $615,910. Renters here pay an average of $1,927 per month.
When it comes to energy costs, South Jordan ranks 29th among Utah markets. Residents pay $0.12 per kWh of electricity.
The median property tax for households in the zip code is $2,952, which makes it the 69th-cheapest market in Utah.
5. Woods Cross
The 84087 zip code in Woods Cross ranks No. 5 among Utah's most affordable places to live.
🔎 Key data about Woods Cross
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 94.8 | No. 5 | N/A |
| Median home value | $554,308[29] | No. 51 | $375.91 |
| Home affordability ratio | 4.2 | No. 1 | -1.4 |
| Home value five-year change | 29.9%[30] | No. 48 | 0.5% |
| Home value one-year forecast | 0.1%[31] | No. 61 | 0.1% |
| Rental costs | $1,755[32] | No. 43 | $0 |
| Rent affordability ratio | 1.77% | No. 31 | 0.0% |
| Median household income | $132,774[33] | No. 8 | $33,379 |
| Property taxes | $2,658[34] | No. 56 | $64 |
| Energy costs | $0.13 kWh[35] | No. 83 | $0.01 |
Woods Cross's 84087 zip code has a median home value of $554,308, the 51st-cheapest market in the state. Forecasts project a 0.1% change in home values in the next year.
The median property tax per household in Woods Cross is $2,658. It's the 56th-cheapest market by tax rate in Utah.
6. Lehi
The No. 6 most affordable place to live in Utah is the 84043 zip code.
🔎 Key data about Lehi
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 93.8 | No. 6 | N/A |
| Median home value | $573,587[36] | No. 55 | $19,654.23 |
| Home affordability ratio | 4.4 | No. 5 | -1.2 |
| Home value five-year change | 26.6%[37] | No. 18 | -2.8% |
| Home value one-year forecast | -0.3%[38] | No. 1 | -0.3% |
| Rental costs | $2,264[39] | No. 85 | $510 |
| Rent affordability ratio | 1.74% | No. 27 | 0.0% |
| Median household income | $129,852[40] | No. 12 | $30,457 |
| Property taxes | $2,425[41] | No. 39 | -$169 |
| Energy costs | $0.12 kWh[42] | No. 11 | $0.00 |
The back half of our top 10 kicks off with Lehi's 84043 zip code, which has the 55th-cheapest home values in Utah. The median home value is $573,587. Rents average $2,264 per month, making it the 85th-most affordable rental market in the state.
Residents pay $0.12 per kWh of electricity. It's the 11th-cheapest energy market.
7. American Fork
American Fork's 84003 zip code is the 7th-cheapest place to live in Utah.
🔎 Key data about American Fork
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 93.0 | No. 7 | N/A |
| Median home value | $598,730[43] | No. 66 | $44,797.36 |
| Home affordability ratio | 5.0 | No. 22 | -0.6 |
| Home value five-year change | 28.6%[44] | No. 31 | -0.8% |
| Home value one-year forecast | -0.3%[45] | No. 1 | -0.3% |
| Rental costs | $1,685[46] | No. 36 | -$70 |
| Rent affordability ratio | 1.40% | No. 6 | -0.4% |
| Median household income | $120,330[47] | No. 23 | $20,935 |
| Property taxes | $2,639[48] | No. 55 | $45 |
| Energy costs | $0.12 kWh[49] | No. 11 | $0.00 |
You'll find the 66th-cheapest home values in Utah in American Fork's 84003 zip code. The median value: $598,730. Renters in American Fork pay an average of $1,685 per month.
Homeowners in American Fork pay a median property tax of $2,639 per year, which is Utah's 55th-most affordable market.
The average household income is $120,330, which ranks 23rd-highest in the state.
8. Eagle Mountain
The 8th-cheapest place to live in Utah is Eagle Mountain's 84005 zip code.
🔎 Key data about Eagle Mountain
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 92.1 | No. 8 | N/A |
| Median home value | $510,293[50] | No. 38 | -$43,639.05 |
| Home affordability ratio | 4.5 | No. 8 | -1.1 |
| Home value five-year change | 19.7%[51] | No. 3 | -9.7% |
| Home value one-year forecast | -0.3%[52] | No. 1 | -0.3% |
| Rental costs | $2,152[53] | No. 79 | $398 |
| Rent affordability ratio | 1.90% | No. 58 | 0.1% |
| Median household income | $113,437[54] | No. 27 | $14,042 |
| Property taxes | $2,232[55] | No. 20 | -$362 |
| Energy costs | $0.13 kWh[56] | No. 31 | $0.00 |
The 38th-cheapest housing market in Utah is Eagle Mountain's 84005 zip code, with a median home value of $510,293. Renters pay an average of $2,152 per month, the No. 79 rental market in the state.
The median property tax for households in Eagle Mountain is $2,232, which makes it the 20th-cheapest place in Utah. The average household income of $113,437 ranks 27th.
9. Roy
Roy's 84067 zip code sneaks into the top ten of Utah's most affordable places to live.
🔎 Key data about Roy
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 91.7 | No. 9 | N/A |
| Median home value | $436,565[57] | No. 11 | -$117,367.27 |
| Home affordability ratio | 4.8 | No. 14 | -0.8 |
| Home value five-year change | 32.1%[58] | No. 69 | 2.6% |
| Home value one-year forecast | 0.2%[59] | No. 70 | 0.2% |
| Rental costs | $1,514[60] | No. 18 | -$241 |
| Rent affordability ratio | 1.66% | No. 23 | -0.1% |
| Median household income | $91,115[61] | No. 50 | -$8,280 |
| Property taxes | $2,290[62] | No. 28 | -$304 |
| Energy costs | $0.13 kWh[63] | No. 31 | $0.00 |
The 11th-cheapest housing market in Utah is Roy's 84067 zip code, where the median home value is $436,565. Renters pay an average of $1,514 per month. It's the state's 18th-cheapest rental market.
The median property tax for households within the zip code is $2,290, which makes it the 28th-cheapest property tax rate in Utah.
10. Ogden
The final spot on our list of the most affordable places to live in Utah goes to the 84403 zip code in Ogden.
🔎 Key data about Ogden
| Data point | Value | Rank (out of 88 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 91.1 | No. 10 | N/A |
| Median home value | $446,339[64] | No. 15 | -$107,592.96 |
| Home affordability ratio | 5.1 | No. 27 | -0.5 |
| Home value five-year change | 32.1%[65] | No. 72 | 2.7% |
| Home value one-year forecast | 0.2%[66] | No. 70 | 0.2% |
| Rental costs | $1,317[67] | No. 6 | -$438 |
| Rent affordability ratio | 1.49% | No. 13 | -0.3% |
| Median household income | $88,236[68] | No. 56 | -$11,159 |
| Property taxes | $2,785[69] | No. 61 | $191 |
| Energy costs | $0.13 kWh[70] | No. 31 | $0.00 |
The 15th-most affordable market in Utah is Ogden's 84403 zip code. The median home value is $446,339. Rent in the market costs $1,317 per month on average, making it the 6th-most affordable rental market in Utah.
The median property tax for households in Ogden is $2,785, which is the 61st-cheapest property tax rate in the state.
Ogden ranks No. 31 among Utah markets by energy costs, with households paying $0.13 per kWh of electricity.
How we ranked the most affordable places in Utah
We evaluated 88 zip codes in Utah with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in Utah, the higher our score on this component. We assign a weight of 13.0% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 28.0% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 10.0% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 8.0% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 7.0% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 5.0% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 17.0% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the Utah average, the higher our score on this component. We assign a weight of 8.0% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the Utah average, the higher our score on this component. We assign a weight of 4.0% to energy costs.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code. Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
