Rental numbers for the Provo, UT metro
The typical home here runs -$2,103 a month at 7.78% with 25% down. 0 of 16 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 3.9%.
- Gross yield
- 4.0%
- typical home, Zillow
- Median ZIP yield
- 3.9%
- 16 ZIPs with full data
- Cash flow
- -$2,103/mo
- at 7.78%, 25% down
- Typical price
- $539,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $1,793/mo
- Zillow ZORI, Aug 2026
ZIP codes in the metro
26 with published figures
| 84005Eagle Mountain | $505,000 | $2,250 | 5.3% | 3.0% | -$1,467 | +3.0% |
| 84043Lehi | $578,000 | $2,331 | 4.8% | 2.6% | -$1,864 | +4.0% |
| 84660Spanish Fork | $514,000 | $2,028 | 4.7% | 2.4% | -$1,738 | +3.8% |
| 84045Saratoga Springs | $547,000 | $2,046 | 4.5% | 2.3% | -$1,901 | +0.0% |
| 84606Provo | $424,000 | $1,567 | 4.4% | 2.1% | -$1,560 | +7.0% |
| 84013Cedar Fort | $539,000 | $1,940* | 4.3% | 2.1% | -$1,956 | n/a |
| 84624Delta | $348,000 | $1,220* | 4.2% | 1.7% | -$1,375 | n/a |
| 84059Vineyard | $524,000 | $1,777 | 4.1% | 1.8% | -$2,017 | n/a |
| 84601Provo | $446,000 | $1,470 | 4.0% | 1.7% | -$1,774 | +2.0% |
| 84663Springville | $504,000 | $1,659 | 4.0% | 1.7% | -$2,009 | +2.9% |
| 84057Orem | $470,000 | $1,501 | 3.8% | 1.7% | -$1,882 | +4.9% |
| 84058Orem | $485,000 | $1,505 | 3.7% | 1.6% | -$1,979 | +0.5% |
| 84651Payson | $521,000 | $1,584 | 3.6% | 1.5% | -$2,178 | n/a |
| 84629Fairview | $414,000 | $1,240* | 3.6% | 1.4% | -$1,760 | n/a |
| 84062Pleasant Grove | $583,000 | $1,732 | 3.6% | 1.5% | -$2,438 | +2.5% |
| 84003American Fork | $597,000 | $1,769 | 3.5% | 1.5% | -$2,489 | +0.4% |
| 84604Provo | $607,000 | $1,771 | 3.5% | 1.4% | -$2,580 | +4.3% |
| 84633Goshen | $451,000 | $1,240* | 3.3% | 1.1% | -$2,013 | n/a |
| 84648Nephi | $451,000 | $1,220* | 3.3% | 1.1% | -$2,025 | n/a |
| 84097Orem | $593,000 | $1,603 | 3.2% | 1.2% | -$2,598 | +6.6% |
| 84664Mapleton | $718,000 | $1,900 | 3.2% | 1.1% | -$3,209 | n/a |
| 84655Genola | $501,000 | $1,290* | 3.1% | 1.0% | -$2,298 | n/a |
| 84653Salem | $638,000 | $1,550* | 2.9% | 0.9% | -$2,968 | n/a |
| 84042Lindon | $728,000 | $1,510* | 2.5% | 0.6% | -$3,563 | n/a |
| 84645Mona | $610,000 | $1,230* | 2.4% | 0.5% | -$3,052 | n/a |
| 84004Alpine | $1,204,000 | $1,640* | 1.6% | -0.1% | -$6,580 | n/a |
* HUD Fair Market Rent, 2 bedroom, where Zillow publishes no rent index. Conservative.
Trends
Five years to August 2026
- Price, 12 months
- +1.8%
- Rent, 12 months
- +1.9%
- Rent minus price growth
- +0.2 pts
- Property tax
- 0.46%
- effective rate, ACS 2024
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $481,454 | $1,510 |
| Aug 2022 | $555,168 | $1,682 |
| Aug 2023 | $514,539 | $1,704 |
| Aug 2024 | $519,350 | $1,743 |
| Aug 2025 | $529,984 | $1,759 |
| Aug 2026 | $539,276 | $1,793 |
Counties
- Utah County, UT3.9% median yield
- Millard County, UTn/a median yield
- Sanpete County, UTn/a median yield
- Juab County, UTn/a median yield
Tools
Questions
- Is the Provo, UT metro good for rental property?
- The typical home here runs -$2,103 a month at 7.78% with 25% down. 0 of 16 ZIP codes with full Zillow data in this metro are cash-flow positive; the median gross yield is 3.9%. Figures assume a typical home, 7.78% with 25% down and the default costs on the methodology page.
- Which ZIP codes in the Provo, UT metro have the highest rental yield?
- 84005 (Eagle Mountain) at 5.3%, 84043 (Lehi) at 4.8%, 84660 (Spanish Fork) at 4.7%, on Zillow value and rent. The full table above sorts by any column.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.