Cheapest Places To Live In Utah For 2020


We used data and science to determine which places in Utah go easy on your wallet.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the cheapest places to live in Utah.

We know it's hard to believe, but there's more to Utah than the Rocky Mountains in Park City, the red rocks in Moab, and the Great Salt Lake.

Actually, there's the need and want for affordable living; and surprisingly, Utah has just that.

We're pretty sure there isn't a bad place to call home in this western state; but there are some places that are super expensive. To help the untrained eye, HomeSnacks thought that we'd create the ultimate guide to navigate Utah's most affordable place for 2020. How did we determine the most affordable place in Utah? We took a look at the US Census and the cost of living data for the Beehive State. We were especially interested in home and rental prices. We also looked at safety, education, and amenities in cities with more than 5,000 residents.

Keep in mind, just because these places in Utah are affordable, doesn't mean they're not nice, unsafe, and/or not fit for families. It's actually quite the opposite. Heck, kids are expensive, so when you choose one of Utah's affordable places to live, you are choosing to save money on your cost of living. This will, in turn, allow you more money to spend on the fun, family oriented 'Utah' things to do and see. Like, catching a powder day in Alta or scoring tickets to Logan's Pioneer Days.

So, want to know what's the latest buzz on the most affordable places to live in the Beehive State? Take a look below.

It's simple economics, folks. When you choose to live in one of Utah's most affordable places, you're choosing to live where your Utah dollar will go the furthest; and that, friends, makes perfect sense.

So, what's the most affordable place to live in Utah for 2020? The most affordable place in Utah is Hyrum.

To see how your city compared, take a look at the list below or head to the bottom.

And if you already knew these places were cheap, check out some more reading about Utah and the cheapest places in the country:

The 10 Cheapest Places To Live In Utah For 2020

Hyrum, UT

Overall SnackAbility

7
/10

Population: 8,065
Rank Last Year: 3 (Up 2)
Home Price To Income Ratio: 2.8x (6th most affordable)
Income To Rent Ratio: 81.7x (11th cheapest)
More On Hyrum: Real Estate | Cost Of Living

When it comes to getting a good deal, there's nowhere better in Utah than Hyrum. With a median home price of $172,900 and a median income of $61,802, Hyrum has the sixth best home price to income ratio in the state. On top of that, Hyrum residents pay the 11th smallest proportion of their income on rent statewide. In other words, it doesn't really matter if you're buying or renting in Hyrum; the city's affordability stands out. And if you're looking for cheap things to do in Hyrum, definitely hit up Hyrum Lake State Park for a picnic or some top-notch fishing.

Hyrum is located 45 minutes north of Ogden.

The median household income in Hyrum comes in at $61,802 and the median home value is $172,900 for 2020. The unemployment rate sits at 4.5%.

Price, UT

Source: Public domain
Overall SnackAbility

5
/10

Population: 8,281
Rank Last Year: 4 (Up 2)
Home Price To Income Ratio: 2.9x (10th most affordable)
Income To Rent Ratio: 77.0x (21st cheapest)
More On Price: Real Estate | Crime Rate | Cost Of Living

If you're looking for low prices, you'd be hard-pressed to do better than Price, a city in central Carbon County. Price has the cheapest homes on the market in Utah, with a median cost of $138,600. Rent in Price is also the cheapest you're going to see on this list, at a median price of $622/month. And if you're looking to continue your education on a budget, Price is home to Utah State University Eastern. The school also has an awesome Prehistoric Museum if you just want to visit without the effort of enrolling.

The median household income in Price comes in at $47,896 and the median home value is $138,600 for 2020. The unemployment rate sits at 6.7%.

Sunset, UT

Overall SnackAbility

6
/10

Population: 5,229
Rank Last Year: 5 (Up 2)
Home Price To Income Ratio: 2.6x (2nd most affordable)
Income To Rent Ratio: 74.2x (28th cheapest)
More On Sunset: Real Estate | Crime Rate | Cost Of Living

A suburb of Ogden, Sunset ranks as the third cheapest place to live in Utah for 2020. Renting in Sunset will cost you about $802/month, nearly half the average rent in Utah. But that's not what lands Sunset so high up on this list. At $152,900, Sunset has the third cheapest homes for sale in the state. And, even more importantly, residents of Sunset pay the second smallest percentage of their income on their mortgage, so there's plenty of money leftover for weekend trips to Ogden.

The median household income in Sunset comes in at $59,476 and the median home value is $152,900 for 2020. The unemployment rate sits at 5.3%.

Nibley, UT

Overall SnackAbility

7.5
/10

Population: 6,655
Rank Last Year: 7 (Up 3)
Home Price To Income Ratio: 2.7x (5th most affordable)
Income To Rent Ratio: 85.7x (7th cheapest)
More On Nibley: Real Estate | Cost Of Living

A neighbor of Hyrum, Nibley clocks in as the fourth most affordable place in Utah.

Utah is one of the the fastest growing states in America, but Nibley's population explosion in recent years outpaces the state as a whole. And it's not hard to see why; Nibley got an honorable mention on our list of the best places to live in Utah thanks to its sub-2% unemployment rate and near non-existent poverty. Nibley has slightly higher housing prices than most cities on this list, with homes going for $239,900 and rent for $1,024. But, thanks to a high median income of $87,807, Nibley is safely in the top ten statewide for housing to income ratios, for both buyers and renters.

The median household income in Nibley comes in at $87,807 and the median home value is $239,900 for 2020. The unemployment rate sits at 1.6%.

Roosevelt, UT

Overall SnackAbility

6
/10

Population: 6,955
Rank Last Year: 10 (Up 5)
Home Price To Income Ratio: 2.9x (12th most affordable)
Income To Rent Ratio: 76.3x (23rd cheapest)
More On Roosevelt: Real Estate | Crime Rate | Cost Of Living

Roosevelt ranks as the fifth cheapest place to live in Utah thanks to its combination of low home prices and high wages. A home in Roosevelt will set you back about $64,612, which, on a median income of $64,612, is no sweat. Roosevelt's major industries are oil and agriculture, so if you have experience in either field, you should have an easy time finding a job here. And when summer rolls around, don't miss the annual Uintah Basin in Celebration, a week-long festival complete with concerts and parades.

The median household income in Roosevelt comes in at $64,612 and the median home value is $188,600 for 2020. The unemployment rate sits at 8.2%.

Roy, UT

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 38,238
Rank Last Year: 8 (Up 2)
Home Price To Income Ratio: 2.5x (1st most affordable)
Income To Rent Ratio: 70.7x (41st cheapest)
More On Roy: Real Estate | Crime Rate | Cost Of Living

With a population of 38238, Roy is the largest city to make this list, so you know you'll never left wondering what to do with your free time here. Maybe that's why we named it as one of the best cities for singles in Utah. While Roy is the least affordable place to rent on this list, the city makes up for ti by having the best home price to income ratio in Utah. The median home price in Roy is $173,900 and the median income is $68,424.

Roy is a suburb of Ogden.

The median household income in Roy comes in at $68,424 and the median home value is $173,900 for 2020. The unemployment rate sits at 4.8%.

Nephi, UT

Overall SnackAbility

8.5
/10

Population: 5,761
Rank Last Year: 6 (Down 1)
Home Price To Income Ratio: 3.0x (18th most affordable)
Income To Rent Ratio: 77.2x (20th cheapest)
More On Nephi: Real Estate | Crime Rate | Cost Of Living

Located 40 miles south of Provo, Nephi ranks as the seventh most affordable city in Utah. Nephi scored an 8.5/10 on our overall Snackability score with high marks across the board, so don't worry that you'll be trading quality for affordability here.

Home to the breathtaking Devil's Kitchen, outdoorsmen and women will always have a quick nature get-away on hand in Nephi. Nephi ranks in the top twenty for housing to income ratios, both for renters and buyers, with a median home price of $186,100 and a median rent of $797.

The median household income in Nephi comes in at $61,543 and the median home value is $186,100 for 2020. The unemployment rate sits at 2.6%.

Farr West, UT

Overall SnackAbility

7
/10

Population: 6,836
Rank Last Year: 14 (Up 6)
Home Price To Income Ratio: 2.8x (7th most affordable)
Income To Rent Ratio: 99.8x (2nd cheapest)
More On Farr West: Real Estate | Cost Of Living

At first glance of the home prices in Farr West, you might think we made a mistake including on this list. After all, $268,200 is a way more expensive median home price than elsewhere on this list. But when you remember that Farr West is one of the richest places in Utah, everything starts to make sense. The median rent in Farr West is $953, which is crazy low for such a wealthy city. In fact, Farr West has the second best rent to income ratio on this list. Even if you're buying, you're getting the seventh best deal in Utah. Just make sure you have a lucrative job lined up before moving to Farr West, or the city's affordability might be lost on you.

Farr West is located yet another Ogden suburb to make this list.

The median household income in Farr West comes in at $95,077 and the median home value is $268,200 for 2020. The unemployment rate sits at 2.5%.

Harrisville, UT

Source: Wikipedia
Overall SnackAbility

9
/10

Population: 6,356
Rank Last Year: 2 (Down 7)
Home Price To Income Ratio: 2.6x (3rd most affordable)
Income To Rent Ratio: 71.9x (39th cheapest)
More On Harrisville: Real Estate | Crime Rate | Cost Of Living

A neighbor of Farr West, Harrisville maintains this area's penchant for affordability. While Harrisville isn't nearly as attractive for renters as Farr West, it's an absolute dream for folks looking to buy a home. At a median price of $204,100 and a median income of $78,618, residents of Harrisville pay the third smallest proportion of their income on homes statewide.

And we promise that once you get to the top of Ben Lomond Mountain and experience the epic view, financial issues will be the last thing on your mind.

The median household income in Harrisville comes in at $78,618 and the median home value is $204,100 for 2020. The unemployment rate sits at 2.4%.

South Ogden, UT

Source: Public domain
Overall SnackAbility

8.5
/10

Population: 17,010
Rank Last Year: 12 (Up 2)
Home Price To Income Ratio: 2.9x (13th most affordable)
Income To Rent Ratio: 72.6x (33rd cheapest)
More On South Ogden: Real Estate | Crime Rate | Cost Of Living

With South Ogden's inclusion here, half of this list is made up of Ogden suburbs, so know that the city's surrounding area is a great place to start looking if you want the best deals in Utah. Homes in South Ogden go for about $193,000 and rent for $908. Taking into account the city's median income of $65,939, it's slightly more affordable for people buying a home than renting. Like most places on this list, there's no shortage of natural beauty around, so you can keep yourself entertained on any budget.

The median household income in South Ogden comes in at $65,939 and the median home value is $193,000 for 2020. The unemployment rate sits at 2.2%.

How We Determined The Most Affordable Places To Live In The Beehive State For 2020

Map Of The Cheapest Places To Live In Utah
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2014-2018 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Utah to figure out which is the least expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 85 places in Utah that have more than 5,000 people.

The place with the lowest cost of living in Utah according to the data is Hyrum. You can download the data here.

There You Have It Mr. Or Mrs. Utah Cheapskate

If you're looking at the cost of living numbers in Utah, this is an accurate list of the most affordable places to live in Utah for 2020.

Here's a look at the most expensive cities in Utah according to the data:

  1. Alpine
  2. Heber
  3. Cedar Hills

For more Utah reading, check out:

The Most Affordable Places To Live In Utah

Rank City CheapScore Population Home/Income Ratio Income/Rent Ratio
1 Hyrum 8.67 8,065 2.8x 81.7x
2 Price 10.67 8,281 2.9x 77.0x
3 Sunset 11.0 5,229 2.6x 74.2x
4 Nibley 15.67 6,655 2.7x 85.7x
5 Roosevelt 17.0 6,955 2.9x 76.3x
6 Roy 17.33 38,238 2.5x 70.7x
7 Nephi 17.33 5,761 3.0x 77.2x
8 Farr West 20.0 6,836 2.8x 99.8x
9 Harrisville 20.67 6,356 2.6x 71.9x
10 South Ogden 21.0 17,010 2.9x 72.6x
11 Washington Terrace 22.0 9,138 3.0x 68.6x
12 West Bountiful 23.0 5,578 2.9x 97.1x
13 Riverdale 23.33 8,727 3.2x 73.9x
14 Brigham City 24.33 18,924 3.3x 72.4x
15 Santaquin 25.33 11,154 3.2x 75.1x
16 Plain City 26.0 6,560 3.3x 99.5x
17 Tooele 26.17 33,805 3.0x 66.1x
18 Layton 26.83 75,106 3.2x 75.8x
19 Vernal 27.67 10,653 3.2x 65.9x
20 South Weber 27.67 7,159 2.9x 81.7x
21 Grantsville 28.0 10,566 3.4x 81.6x
22 Tremonton 28.33 8,434 3.3x 69.7x
23 North Ogden 28.5 18,943 3.0x 72.1x
24 Smithfield 30.67 11,102 3.3x 74.2x
25 Ogden 30.67 86,126 3.2x 60.2x
26 West Point 31.67 10,434 2.6x 62.8x
27 Providence 31.67 7,300 3.4x 82.6x
28 Pleasant View 33.0 9,806 3.3x 86.9x
29 Hooper 33.67 8,458 3.0x 77.3x
30 Kaysville 34.33 30,961 3.3x 103.9x
31 Clinton 34.67 21,618 2.9x 59.4x
32 Woods Cross 36.33 11,287 3.2x 69.9x
33 Clearfield 36.67 31,016 3.1x 53.3x
34 Payson 37.33 19,699 3.4x 68.9x
35 West Valley City 37.33 135,985 3.2x 58.6x
36 Spanish Fork 40.0 38,673 3.3x 67.2x
37 American Fork 41.17 29,384 3.6x 75.9x
38 Salem 41.33 7,808 3.4x 80.8x
39 Centerville 41.33 17,221 3.3x 73.5x
40 Farmington 43.33 23,208 3.6x 89.4x
41 Syracuse 43.67 28,342 3.0x 61.7x
42 Richfield 44.0 7,678 3.7x 59.9x
43 Taylorsville 44.0 60,294 3.5x 61.7x
44 North Logan 44.67 10,457 3.5x 69.6x
45 Herriman 44.67 35,640 3.6x 80.4x
46 Springville 46.0 32,603 3.6x 67.6x
47 North Salt Lake 46.33 20,020 3.6x 72.9x
48 West Jordan 47.5 113,089 3.5x 63.4x
49 Eagle Mountain 47.67 29,919 3.3x 58.7x
50 Enoch 48.0 6,534 3.5x 51.7x
51 Mapleton 48.67 9,509 3.6x 79.0x
52 Draper 50.0 47,402 3.8x 83.4x
53 Saratoga Springs 50.67 27,347 3.3x 67.6x
54 West Haven 52.0 12,916 3.7x 69.9x
55 Highland 52.33 18,362 4.0x 83.2x
56 Sandy 53.33 95,420 3.6x 72.4x
57 Cedar City 54.0 31,009 4.7x 60.2x
58 Riverton 54.0 42,680 3.3x 63.1x
59 Bountiful 54.0 43,792 4.0x 70.7x
60 Bluffdale 54.33 12,114 4.0x 79.4x
61 Logan 54.5 50,478 4.6x 54.8x
62 Orem 54.5 95,428 4.0x 62.4x
63 South Jordan 55.0 68,491 3.7x 72.9x
64 Pleasant Grove 56.0 38,066 3.8x 63.8x
65 Hurricane 58.33 16,403 4.1x 51.1x
66 Moab 58.67 5,259 4.7x 59.3x
67 Lehi 59.0 61,508 3.6x 61.3x
68 Cottonwood Heights 59.33 34,170 4.2x 72.3x
69 Ephraim 60.0 6,987 5.2x 56.5x
70 Fruit Heights 61.0 6,100 3.6x 66.7x
71 Holladay 61.0 30,746 4.9x 76.9x
72 Midvale 61.33 32,893 4.2x 53.8x
73 Santa Clara 61.33 7,118 3.7x 60.0x
74 South Salt Lake 62.0 24,860 4.8x 49.7x
75 Park City 62.0 8,296 9.4x 79.6x
76 Lindon 62.33 10,826 4.5x 72.1x
77 Murray 63.5 49,118 4.3x 58.4x
78 St. George 65.17 82,194 4.8x 56.7x
79 Provo 66.5 116,146 5.3x 55.1x
80 Salt Lake City 68.33 195,701 5.1x 60.1x
81 Ivins 69.33 8,211 4.7x 51.5x
82 Washington 70.67 25,395 4.8x 52.7x
83 Cedar Hills 71.0 10,252 3.7x 52.6x
84 Heber 71.33 15,056 4.5x 56.2x
85 Alpine 71.33 10,430 4.5x 62.1x

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.