dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already −16.9% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +15.6% YoY, is the number to watch.
The median listing price is down 16.9% YoY while the median home got down 14.7% bigger, so value per square foot is down 0.0%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $417K purchase rents for $1,350/mo: 0.32% of price per month against the 1% rule's 1.00%.
Not shown: Studio (rent only, no matching sale price), 7 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 32 days longer to go under contract than rentals (median across 4 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Manufactured (sold here, not rented).
U.S. Census ACS characteristics for ZIP 84403 itself, not its parent county.
Renters hold 31.2% of this ZIP's 14,033 occupied households, on a median household income of $88K.
| Measure | ZIP 84403 | Weber County | Difference |
|---|---|---|---|
| Median Household Income | $88K | $90K | -$2K |
| Below Poverty Level | 10.1% | 8.1% | +2.0% |
| Median Age | 34.80 | 33.70 | +1.10 |
| Total Population | 37,721 | 269,648 | -- |
| Avg Household Size | 2.64 | 2.83 | -0.19 |
| Owner-Occupied | 68.8% | 74.1% | -5.3% |
| Worked From Home | 13.7% | 15.3% | -1.6% |
| Mean Commute | 22.60 | 23.30 | -0.70 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is up 1.3% to 269,648: residents under 18 are down 0.5% and those 65 and over are up 3.4%.
County median household income is $90K, 8.1% of residents are below the poverty level, 15.3% work from home.