The 10 Most Affordable Places To Live In Utah

Nick Durante
by Nick Durante

Utah is one of the most unique states in America, and its beautiful views and cozy lifestyle are sought after. Places such as Salt Lake City are known across the world, but it’s not the cheapest city in Utah. Luckily, however, there are 10 specific cities in Utah that are affordable for almost any income in Utah.

The most affordable place in Utah is Price, and the median home value is a mere $138,600. Rent only costs an average of $622 per month in Price, Utah, and $47,896 is livable income. West Valley City, Hyrum, and Sunset are also quite cheap, and six other Utah cities are affordable for almost anybody.

Affordability mostly comes down to housing costs, grocery costs, and how far specific wages be stretched. In each of the 10 Utah cities that we are about to explore, you can live well even at low incomes. Follow along as we take a look at the most affordable places to live in Utah.

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1. Price

  • Median Home Value: $138,600
  • Average Rent Price: $622
  • Median Household Income: $47,896
  • Cost of Gasoline: $2.29 Per Gallon
  • Population: 8,332

Price is a small city by anyone’s standards, and anyone could agree that it is affordable. Whether you choose to rent or own in Price, you will pay below the national average. The median home value in Price, Utah is $138,600, and a $47,896 household income is livable in the city.

Renting a home or apartment in Price is a much cheaper alternative, and it averages $622 per month. Compared to the $1,034 average monthly homeownership costs in Price, renting is the best bet to save money. Ownership costs in Price consist of $330 in bills and utilities, and nearly $1,000 or more goes towards mortgage payments.

There are many commuters in Price, Utah, and luckily, driving costs are low. You can fill up your tank for $2.29 per gallon in Price, but prices vary throughout the year. Price residents can spend as much as $1,502 per year with regular driving for daily commuters.

2. West Valley City

  • Median Home Value: $199,500
  • Average Rent Price: $1,079
  • Median Household Income: $63,200
  • Cost of Gasoline: $1.84 Per Gallon
  • Population: 135,248

At first glance, West Valley City may seem somewhat pricey, but its affordability is its best-kept secret. You can find apartments for as low as $700 per month, and the average cost of rent is $1,079. The high average comes from high end, multiple bedroom apartments within the city, and prices vary widely.

West Valley City houses range in price from extremely low to quite high, and that makes for a $199,500 median home value. Don’t let the somewhat high median home value fool you because housing costs are still below the national average. Household income in West Valley City is low at $63,200 per year, but low housing costs make it go far.

Gasoline costs are quite low in West Valley City, but car insurance premiums can get high in the city. The average cost of car insurance in West Valley City is $1,710 per year, but driving history largely determines that. However, West Valley City more than makes up for it with the significantly low $1.84 per gallon gasoline cost.

3. Hyrum

  • Median Home Value: $172,900
  • Average Rent Price: $756
  • Median Household Income: $61,802
  • Cost of Gasoline: $2.33 Per Gallon
  • Population: 8,619

Currently, 77% of Hyrum, Utah’s population are homeowners, and there is a clear reason why. With a median home value of $172,900, it makes sense that owning a home is the norm in Hyrum. Housing costs are low even if you don’t own a home and rent averages $756 per month in Hyrum, Utah.

Car insurance premiums are roughly the same as the Utah state average of $1,112 per year in Hyrum. However, car insurance premiums can cost hundreds and even thousands more with frequent traffic incidents. Gasoline costs $2.33 per gallon in Hyrum, Utah, and that can reach a total of $1,528 per year.

You can live comfortably on fairly low income in Hyrum, and the average household brings in $61,802 per year. The average effective property tax rate in Hyrum is 0.62%, and residents of the city pay an average of $1,260 per year.

4. Sunset

  • Median Home Value: $152,900
  • Average Rent Price: $802
  • Median Household Income: $59,476
  • Cost of Gasoline: $2.34 Per Gallon
  • Population: 5,364

The median home value in Sunset, Utah is $152,900, and 74.7% of residents are homeowners. Monthly bills only total $293 per month, and combined with mortgage payments, residents pay $1,118 in ownership costs. Luckily, property taxes are far below the national average in Sunset, and the rate is 0.69% of assessed home value

If your home costs $200,000, you’d pay $1,375 per year in property taxes as a Sunset, Utah resident. Most houses cost far below that, however, and you’ll likely spend between $1,000 and $1,200 per year in property taxes. Renting carries far fewer reoccurring costs in Sunset, and the average monthly cost is $802 for renters.

Gasoline prices are on par with the state average in Sunset, and you’ll pay $2.34 per gallon at the pump. You may wind up spending up to $1,535 per year if you commute to work every day in Sunset, Utah. Every purchase that you make in Sunset carries a 7.15% sales tax rate, and it’s important to remember while shopping.

5. Roosevelt

  • Median Home Value: $188,600
  • Average Rent Price: $847
  • Median Household Income: $64,612
  • Cost of Gasoline: $2.34 Per Gallon
  • Population: 7,233

Roosevelt, Utah is a small city in Duchesne County, and it is highly affordable for any resident. You can get by on low wages in Roosevelt, and the average household pulls $64,612 per year. The median home value in Roosevelt is $188,600, and that makes buying a house attainable for residents.

Monthly homeownership costs average $1,357 in Roosevelt, and nearly $400 of that comes from bills. The rest of the ownership costs for homeowners come from mortgage payments, and residents that can’t afford it often rent. Only 64% of Roosevelt residents are homeowners, and that leaves plenty of room for renters.

Driving costs are one of the more expensive aspects of living in Roosevelt, Utah, and gasoline is a big part of that. The national average cost of gasoline is $2.11 per gallon, and it costs $2.34 per gallon in Roosevelt. You will likely pay close to the average $1,222 per year in Roosevelt, Utah for car insurance premiums.

6. Taylorsville

  • Median Home Value: $222,700
  • Average Rent Price: $1,021
  • Median Household Income: $63,028
  • Cost of Gasoline: $2.22 Per Gallon
  • Population: 59,805

Taylorsville, Utah is an expensive city, and just under 60,000 happy residents call it home. You find apartments for between $700 and $800, but the median gross rent in Taylorsville is $1,021 per month. Compared to the average of $1,414 per month for homeownership costs, renting is a steal in the mid-sized city.

The median home value in Taylorsville is $222,700, and the vast majority of residents are homeowners. Currently, 69.1% of Taylorsville residents own their own homes, and they pay $408 per month in bills. Factor in another $1,000 or more, on average, for mortgage payments, and that is your monthly homeownership budget.

Livable wages are quite low in Taylorsville, and single residents can get by on $26,158 per year. Households are more costly, but they also earn more money and average $63,028 each year with a 4.95% income tax. All in all, Taylorsville is a great, charming, and affordable city that won’t cost you a fortune in Utah.

7. Nibley

  • Median Home Value: $239,900
  • Average Rent Price: $1,024
  • Median Household Income: $87,807
  • Cost of Gasoline: $2.29 Per Gallon
  • Population: 7,135

The staggering majority of Nibley, Utah residents own their homes, and only 5.6% of the population are renters. Homeowning costs fall somewhere in the middle of the pack, and they average $1,402 per month. Comparatively, the average cost of rent is nearly $400 less per month and averages $1,024 each month.

Household income is quite high in Nibley, and your typical family earns $87,807 per year in Nibley, Utah. Single residents statistically earn much less per year and have an average yearly income of $23,953. Only 3.1% of Nibley residents fall below the poverty line, and a low cost of living makes Nibley comfortable.

If you want to send your kids to private school in Nibley, you will spend $11,561 per year in tuition. You can stock up on groceries for between $150 and $300 per month in Nibley as a single resident. Nibley may not be as cheap as Sunset and Roosevelt, but it still highly affordable for single and married residents.

8. Roy

  • Median Home Value: $173,900
  • Average Rent Price: $968
  • Median Household Income: $68,424
  • Cost of Gasoline: $2.37 Per Gallon
  • Population: 39,613

Housing costs are attainable for just about any Roy resident, and that’s why 82.5% of residents own their homes. Bills and repairs often total $380-$400 per month for homeowners, and mortgage payments start at $800 per month. You could also choose to build a house in Roy, Utah for between $100 and $150 per square foot.

Factor in as much as $1,554 each year for gasoline costs if you drive to work every day. Gas prices in Roy, Utah average $2.37 per gallon, and the average American driver goes through 656 gallons per year. Car insurance costs up to $3,903 per year for teenagers, and only $1,175 each year for drivers in their 40s.

Essential groceries, such as milk, are affordable and Roy and cost $2.46 per gallon. Other essentials such as eggs cost $1.66 per dozen, and apples cost $1.00 per pound. Roy, Utah is home to affordable housing, driving costs, groceries, and livable wages.

9. Farr West

  • Median Home Value: $268,200
  • Average Rent Price: $953
  • Median Household Income: $95,077
  • Cost of Gasoline: $2.29 Per Gallon
  • Population: 7,385

You can live on low wages in Farr West, but most residents are able to make a great living. Households are able to accumulate $95,077 per year in Farr West, and that above the national average. Wages like those are more than enough to afford the $953 per month in rent, and suitable for buying a home.

The median home value in Farr West is $268,200, and monthly homeownership fees cost an average of $1,724. Farr West is primarily made up of homeowners, and less than 7% of its residents are renters. Utility bills can cost between $150 and $470 per month, the latter of which is primarily for homeowners.

Farr West is a driving town, and your car may cost you as much as $1,502 each year. Low-end full coverage car insurance rates in Farr West can cost between $1,329 and $2,043 per year.

10. South Ogden

  • Median Home Value: $193,000
  • Average Rent Price: $908
  • Median Household Income: $65,939
  • Cost of Gasoline: $2.05 Per Gallon
  • Population: 17,199

South Ogden had a major housing boom almost 80 years ago, and costs have remained low since. Right now, 73.0% of South Ogden’s population are homeowners, and they spend $1,233 per month in housing costs. The median home value is $193,000, and that is much lower than the $284,600 national average in America.

For 27% of South Ogden residents, renting is a more affordable option than buying a house. In that case, you can expect to pay $908 per month, on average, for renting an apartment. Add another $180 or more per month for utilities, and that will be your total renting costs in South Ogden.

If you own a home in South Ogden, you may spend as much as $1,588 each year in property taxes. You can build a home for $150 per square foot or more in South Ogden, and it’s a cheaper alternative than the nearby Salt Lake City.

Related Questions

What is the cheapest place to live in Utah?

Utah CityMedian Home ValueAverage Rent PriceMedian Household IncomeCost of Gasoline
Price$138,600$622$47,896$2.29 Per Gallon
West Valley City$199,500$1,079$63,200$1.84 Per Gallon
Hyrum$172,900$756$172,900$2.33 Per Gallon
Sunset$152,900$802$59,476$2.34 Per Gallon
Roosevelt$188,600$847$64,612$2.34 Per Gallon
Taylorsville$222,700$1,021$63,028$2.22 Per Gallon
Nibley$239,900$1,024$87,807$2.29 Per Gallon
Roy$173,900$968$68,424$2.37 Per Gallon
Farr West$268,200$953$95,077$2.29 Per Gallon
South Ogden$193,000$908$65,939$2.05 Per Gallon
Is Utah a safe place to live?

Yes, Utah is a safe place to live, and Kaysville, Highland, and Spanish Fork are the safest cities in the state. Kaysville, Utah only saw 270 total crimes in 2018, and 246 of them were property crimes. Only 1 out of 1,337 Kaysville, Utah residents will experience a violent crime, and 1 in 130 will experience property crime.

What is the weather like in Utah year-round?

Utah stays dry throughout the entire year, and it is known as a desert climate. Rain and snow are both common in Utah, and the state gets 19” and 53” per year, respectively. Snow occurs fairly consistently between December and February, and they are the coldest months of the year in Utah.

Does Utah have a state income tax?

Yes, Utah has a state income tax, and the rate is 4.95%, which is low enough to be considered tax-friendly. Other tax rates, such as property taxes, are among the lowest in the country at 0.66% of assessed home value. Retirement benefits, such as Social Security and pensions, are also subject to state income tax for retirees in Utah.

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Summing It Up

Utah has no shortage of affordable places to live, and Price is currently the cheapest city. Rent costs as little as $622 per month in Price, and the median home value is $138,600. Other cities, such as West Valley City, Sunset, Hyrum, and Roosevelt crack the top 5 cheapest places in Utah.

Gasoline and car insurance premiums are some of the highest cost in all of these affordable cities. Each of the above cities has median home values and average rent costs that are below the national average. Utah’s tax burden is 8.75%, and it is the 23rd most tax-friendly state in the United States.

You can find affordable housing in any one of the above 10 cheapest cities to live in Utah. Utah is a one of a kind state with memorable views and a comfortable way of life. So long as you budget wisely, you can make a great home for yourself in Utah whether it be Nibley or Hyrum.

Nick Durante
Nick Durante

Nick Durante is a professional writer with a primary focus on home improvement. When he is not writing about home improvement or taking on projects around the house, he likes to read and create art. He is always looking towards the newest trends in home improvement.

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