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West Valley City, Utah

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $88K, +4.3% YoY (ZIP); renters hold 29.2% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +1.9% YoY. inventory, +48.1% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $489,381 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

3 ZIPs in this city:84119 84120 84128

Median Listing Price

$489K

Population

132,995

38,175

Median Days on Market

Active Listings

285

New Listings

Housing Market

The median listing price is up 1.9% YoY while the median home got up 5.0% bigger, so value per square foot is down 2.7%.

Pricing

Median Listing Price

$489K+1.9% YoY

Average Listing Price

$476K-4.2% YoY

Price per Sq Ft

$237.291-2.7% YoY

Median Sq Ft

2,030+5.0% YoY

Inventory

Active Listings

285+57.5% YoY

New Listings

94+20.5% YoY

Total Listings

388+48.1% YoY

Buyer Competition

Pending Listings

105+26.5% YoY

Pending Ratio

0.37-19.5% YoY

Median Days on Market

54+3.5% YoY

Price Reduced

28.8%+4.3% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 449,662

450Kunits

Occupied426,24594.8%

Vacant23,4175.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 426,245

426Koccupied

Owner281,87566.1%

Renter144,37033.9%

Renter Share

33.9%+2.6% YoY

Total Housing Units

449,662+2.2% YoY

FY2026 Fair Market Rent

CountySalt Lake County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,259

/month

1 BR

$1,456

/month

2 BR

$1,747

/month

3 BR

$2,333

/month

4 BR

$2,666

/month

FMR trends · Salt Lake County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 29.2% of this ZIP's 38,175 occupied households, on a median household income of $88K.

Population & Age

Total Population

132,995-0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 132,995

133Kresidents

Under 1839,75029.9%

Adults 18–6481,27161.1%

65 & Over11,9749.0%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

30.98+3.1% YoY

Population Under 18

39,750-4.8% YoY

Population 65 & Over

11,974+4.5% YoY

Households & Mobility

Total Households

38,175+1.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

3.45-1.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.4%

Moved (within US)12.2%

Other1.4%

Veterans

3.3%+1.5% YoY

Income & Poverty

Median Household Income

$88K+4.3% YoY

Per-Capita Income

$30K+6.9% YoY

Mean Household Income

$102K+5.5% YoY

Below Poverty Level

10.4%-16.2% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone69.7%

Public transit1.9%

Worked from home11.7%

Other16.8%

Worked From Home

11.7%+18.8% YoY

Mean Commute

22.48+1.0% YoY

Units & Tenure

Total Housing Units

39,995+1.4% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 39,995

40Kunits

Occupied38,17595.4%

Vacant1,8204.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 38,175

38Khouseholds

Owner27,01670.8%

Renter11,15929.2%

Avg Household Size — Owner

3.57-1.3% YoY

Avg Household Size — Renter

3.18-3.9% YoY

County Demographics

County population is up 1.0% to 1,196,523: residents under 18 are down 1.3% and those 65 and over are up 3.7%.

Median Age

34.02024

Population

Salt Lake County Population

1,216,274+1.3% YoY

Households

Total Households

426,245+2.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.77-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 1,196,523

1.2Mresidents

Under 18302,33125.3%

Adults 18–64752,02762.9%

65 & Over142,16511.9%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

302,331-1.3% YoY

Population 65 & Over

142,165+3.7% YoY

Median Age

34.00+0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.9%

Moved (within US)13.3%

Other0.8%

Veterans

3.8%-5.0% YoY

County Economy

County median household income is $97K, 8.1% of residents are below the poverty level, 19.7% work from home.

Income

Median Household Income

$97K+3.0% YoY

Per-Capita Income

$45K+3.9% YoY

Mean Household Income

$125K+2.9% YoY

Poverty

Below Poverty Level

8.1%-3.6% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.5%

Public transit2.1%

Worked from home19.7%

Other13.7%

Worked From Home

19.7%+11.3% YoY

Mean Commute

22.30-0.4% YoY

Done with West Valley City? Put it next to another market.

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West Valley City, Utah

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $88K, +4.3% YoY (ZIP); renters hold 29.2% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +1.9% YoY. inventory, +48.1% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

3 ZIPs in this city:84119 84120 84128

Median Listing Price

$489K

Population

132,995

38,175

Median Days on Market

Active Listings

285

New Listings

Housing Market

The median listing price is up 1.9% YoY while the median home got up 5.0% bigger, so value per square foot is down 2.7%.

Pricing

Median Listing Price

$489K+1.9% YoY

Average Listing Price

$476K-4.2% YoY

Price per Sq Ft

$237.291-2.7% YoY

Median Sq Ft

2,030+5.0% YoY

Inventory

Active Listings

285+57.5% YoY

New Listings

94+20.5% YoY

Total Listings

388+48.1% YoY

Buyer Competition

Pending Listings

105+26.5% YoY

Pending Ratio

0.37-19.5% YoY

Median Days on Market

54+3.5% YoY

Price Reduced

28.8%+4.3% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 449,662

450Kunits

Occupied426,24594.8%

Vacant23,4175.2%

2024 Tenure ⓘ

U.S. Census ACS · n = 426,245

426Koccupied

Owner281,87566.1%

Renter144,37033.9%

Renter Share

33.9%+2.6% YoY

Total Housing Units

449,662+2.2% YoY

FY2026 Fair Market Rent

CountySalt Lake County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,259

/month

1 BR

$1,456

/month

2 BR

$1,747

/month

3 BR

$2,333

/month

4 BR

$2,666

/month

FMR trends · Salt Lake County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 29.2% of this ZIP's 38,175 occupied households, on a median household income of $88K.

Population & Age

Total Population

132,995-0.3% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 132,995

133Kresidents

Under 1839,75029.9%

Adults 18–6481,27161.1%

65 & Over11,9749.0%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

30.98+3.1% YoY

Population Under 18

39,750-4.8% YoY

Population 65 & Over

11,974+4.5% YoY

Households & Mobility

Total Households

38,175+1.7% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

3.45-1.9% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.4%

Moved (within US)12.2%

Other1.4%

Veterans

3.3%+1.5% YoY

Income & Poverty

Median Household Income

$88K+4.3% YoY

Per-Capita Income

$30K+6.9% YoY

Mean Household Income

$102K+5.5% YoY

Below Poverty Level

10.4%-16.2% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone69.7%

Public transit1.9%

Worked from home11.7%

Other16.8%

Worked From Home

11.7%+18.8% YoY

Mean Commute

22.48+1.0% YoY

Units & Tenure

Total Housing Units

39,995+1.4% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 39,995

40Kunits

Occupied38,17595.4%

Vacant1,8204.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 38,175

38Khouseholds

Owner27,01670.8%

Renter11,15929.2%

Avg Household Size — Owner

3.57-1.3% YoY

Avg Household Size — Renter

3.18-3.9% YoY

County Demographics

County population is up 1.0% to 1,196,523: residents under 18 are down 1.3% and those 65 and over are up 3.7%.

Median Age

34.02024

Population

Salt Lake County Population

1,216,274+1.3% YoY

Households

Total Households

426,245+2.3% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.77-1.1% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 1,196,523

1.2Mresidents

Under 18302,33125.3%

Adults 18–64752,02762.9%

65 & Over142,16511.9%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

302,331-1.3% YoY

Population 65 & Over

142,165+3.7% YoY

Median Age

34.00+0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.9%

Moved (within US)13.3%

Other0.8%

Veterans

3.8%-5.0% YoY

County Economy

County median household income is $97K, 8.1% of residents are below the poverty level, 19.7% work from home.

Income

Median Household Income

$97K+3.0% YoY

Per-Capita Income

$45K+3.9% YoY

Mean Household Income

$125K+2.9% YoY

Poverty

Below Poverty Level

8.1%-3.6% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone64.5%

Public transit2.1%

Worked from home19.7%

Other13.7%

Worked From Home

19.7%+11.3% YoY

Mean Commute

22.30-0.4% YoY

Done with West Valley City? Put it next to another market.