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 −5.2% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +29.3% YoY, is the number to watch.
The median listing price is down 5.2% YoY while the median home got down 2.6% bigger, so value per square foot is down 1.5%.
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 $408K purchase rents for $1,150/mo: 0.28% 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 42 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 84606 itself, not its parent county.
Renters hold 78.2% of this ZIP's 10,783 occupied households, on a median household income of $53K.
| Measure | ZIP 84606 | Utah County | Difference |
|---|---|---|---|
| Median Household Income | $53K | $101K | -$48K |
| Below Poverty Level | 34.3% | 8.7% | +25.6% |
| Median Age | 23.10 | 25.80 | -2.70 |
| Total Population | 35,690 | 705,400 | -- |
| Avg Household Size | 3.02 | 3.39 | -0.37 |
| Owner-Occupied | 21.8% | 68.3% | -46.5% |
| Worked From Home | 15.9% | 19.0% | -3.1% |
| Mean Commute | 18.30 | 22.60 | -4.30 |
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 3.2% to 705,400: residents under 18 are up 1.4% and those 65 and over are up 4.6%.
County median household income is $101K, 8.7% of residents are below the poverty level, 19.0% work from home.