10 Best Places To Live In Utah For 2020


These are the cream of the crop when it comes to the Beehive State.

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

What do 3 million Utah residents know that we don't? They know that the Beehive State has some of the best places to live in America.

And lucky for you, HomeSnacks has uncovered the top ten best places to live in Utah for 2020.

How'd we do this? We looked at Utah places with 5,000 or more residents. We took into account home prices, household income, education, and safety. Our conclusion, Utah is the land of plenty, you just have to know where to look. Not surprising, our top ten best places really brought their A-game. We can thank some of Utah's best places to live for Frito Lay and Skywest Airlines. And we can thank the other half for higher education institutions like The University of Utah and Brigham Young for educating the future of those companies.

So, what does it take to live in Utah's best of the best places? We suggest a good job. And the jobs that are keeping median incomes high and Utah's best places to live safe and enjoyable are in the medical field and education. More importantly, these jobs are keeping Utah's unemployment rate at 3% as well as one of the top ten least dangerous states in the country.

Have we piqued your interest? If so, keep reading.

The best places on our list are the best because the people in these places take affordable real estate, high incomes, and safe neighborhoods very seriously.

However, there can only be one number one best place to live in Utah, and that would be Farmington. Farmington also made our number one best Utah place to retire to for 2020. Coincidence? We think not. Farmington has great people, amazing parks, gold star restaurants, and great shopping.

To see Utah's other best of the best places, take a look below. And if you don't find your favorite there, head to the bottom.

If you're looking for something more national, check out the best states in America or the best places to live in America.

For more Utah reading, check out:

The 10 Best Places To Live In Utah For 2020

Farmington, UT

Overall SnackAbility

7
/10

Population: 23,208
Rank Last Year: 2 (Up 1)
Median Home Value: $365,900 (10th best)
Unemployment Rate: 2.2% (13th best)
More on Farmington: Real Estate | Crime Report | Cost Of Living

It may have been a silver medalist last year, but in 2020, Farmington takes the top spot for best place to live in Utah. Situated on Interstate 15 between Salt Lake City and Ogden, Farmington's a great city for just about everyone. It topped our list of the best cities for families in Utah, thanks in part to its 9.5/10 education score. More importantly (for the kids, anyway), Farmington is home to Lagoon Amusement Park, with over 60 thrilling rides and a water park. And even the most voracious shopaholic will meet their match at Station Park, an outdoor mall with shopping and restaurants galore.

The poverty rate in Farmington is just 2.1% and the unemployment rate is a very low 2.2%. Farmington is also safe and the cost of living is relatively low, besides housing. Homes in Farmington are around $365,900 and property values went up nearly 10% just last year, so there's no time like the present if you're thinking of moving here.

Highland, UT

Overall SnackAbility

7.5
/10

Population: 18,362
Rank Last Year: 3 (Up 1)
Median Home Value: $536,100 (2nd best)
Unemployment Rate: 4.0% (48th best)
More on Highland: Real Estate | Cost Of Living

Located in the Utah Valley between Salt Lake City and Provo, Highland ranks as Utah's 2nd best city. Here you'll find a quiet, tight-knit vibe with one-acre minimum lot sizes, keeping the residential areas decidedly suburban. You'll also find the youngest locals of anywhere on this list, with a median age of 24. These young-uns are super smart, seeing as around 60% of residents have a bachelor's degree, and nearly a quarter of folks have a master's, PhD, or professional degree. That kind of educational success doesn't happen overnight; Highland's public schools are some of the best in Utah and have achieved the 3rd lowest high school dropout rate statewide.

The poverty rate in Highland sits at a measly 2.6% and 97.4% of residents have health insurance, the 2nd highest rate in Utah. Fair warning: no city on this list has a higher cost of living than Highland, which outstrips the statewide index by over 30%. Housing is especially expensive; just about double Utah's average price. The median rent in Highland is $1,608/month and homes sell for around $536,100. Luckily, Highland residents also have the highest median household income in the state at $133,768/year.

Kaysville, UT

Overall SnackAbility

10
/10

Population: 30,961
Rank Last Year: 1 (Down 2)
Median Home Value: $313,700 (20th best)
Unemployment Rate: 3.1% (28th best)
More on Kaysville: Real Estate | Crime Report | Cost Of Living

We don't go handing out 10/10 SnackAbility scores to just any old city; they have to have a solid market for jobs and housing, safe streets, excellent schools, and be affordable. That's just what you get with Kaysville, a city between Salt Lake City and Ogden. Kaysville's crime rate is about 65% below the national average and ranks as the 2nd lowest in Utah. Unemployment and poverty rates are sub-4%. Schools have a student-teacher ratio 35% better than the statewide average. And rent in Kaysville costs just $905/month, the lowest you'll find on this list and substantially lower than the average rent in Utah.

All of these factors came into play when we named Kaysville Utah's best city for retirement. Plus, when it's time to have the grandkids over for a visit, having Cherry Hill Waterpark in the neighborhood is an extra treat.

Mapleton, UT

Overall SnackAbility

9.5
/10

Population: 9,509
Rank Last Year: 8 (Up 4)
Median Home Value: $390,100 (6th best)
Unemployment Rate: 3.4% (36th best)
More on Mapleton: Real Estate | Crime Report | Cost Of Living

Situated on the majestic foothills of Sierra Bonita Mountain 10 miles southeast of Provo, Mapleton comes in as the 4th best place to call home in Utah. 60% of the land in Mapleton is undeveloped, so you can expect property values to keep rising here (they went up 5% last year alone). Mapleton is a warm and welcoming community that loves to party. For evidence of this statement, just come to the Pioneer Day celebration in summer, for incredible food and an out-of-this-world fireworks show.

Mapleton knows how to keep things civil; it ranks among Utah's safest cities, with crime being 75% less common than your typical city in Utah. Seeing as crime and poverty go hand-in-hand, that peaceful vibe seems to be fostered by a ridiculously low poverty rate of 1.6%, the 3rd lowest statewide. Homes in Mapleton may be the 6th priciest in the state, but having the 5th highest median household income at $109,356/year helps offset that cost in a big way.

Syracuse, UT

Overall SnackAbility

7
/10

Population: 28,342
Rank Last Year: 5 (No Change)
Median Home Value: $284,200 (30th best)
Unemployment Rate: 2.1% (9th best)
More on Syracuse: Real Estate | Crime Report | Cost Of Living

Nestled between the Wasatch Mountains and the Great Salt Lake, Syracuse offers a diverse economy, family-oriented community, and a beautiful natural setting. As for the last point, Syracuse is the gateway to Antelope Island State Park, which has backcountry trails for bikers, hikers, and horseback riders, along with several campsites and sandy beaches. Look out for bison, mule deer, bighorn sheep, and antelope while you're here.

Rent in Syracuse is pretty expensive at $1,533/month, but over 90% of residents own their homes, which are moderately priced at around $284,200. Why would someone choose to settle down in Syracuse? Well a crazy low 2.1% unemployment rate, a high rate of health insurance coverage (97.0%), and the 4th lowest crime rate in Utah are just some reasons, off the top of my head.

South Jordan, UT

Source: Public domain
Overall SnackAbility

9.5
/10

Population: 68,491
Rank Last Year: 4 (Down 2)
Median Home Value: $379,200 (9th best)
Unemployment Rate: 1.8% (7th best)
More on South Jordan: Real Estate | Crime Report | Cost Of Living

A popular bedroom community of Salt Lake City, South Jordan's population has ballooned by nearly 50% in the last decade. Sure, having the capital as a neighbor is a big draw, but South Jordan's got plenty going for it on its own. There's Oquirrh Lake for anglers of every ability, The District, a mixed-use development where you'll find entertainment and restaurants aplenty, and more parks than you can shake a stick at.

We just hope you're comfortable kicking it with the state's elite, because South Jordan is one of Utah's richest cities, with a median household income of $103,430/year. Unemployment is sub-2%, and the poverty rate sits at 2.7%. And the city's tax dollars go to all the right places, seeing as South Jordan's school district spends 25% more per student than the statewide average. Just be prepared for housing costs over 50% higher than your typical city in Utah.

Salem, UT

Overall SnackAbility

6
/10

Population: 7,808
Rank Last Year: 18 (Up 11)
Median Home Value: $319,400 (17th best)
Unemployment Rate: 3.1% (32nd best)
More on Salem: Real Estate | Crime Report | Cost Of Living

A rural farming community located 20 minutes south of Provo, Salem comes in as the 7th best place to live in Utah. If you need a breath of fresh air, there's nowhere better than Salem Pond, a serene spot for fishing, birdwatching, and picnicking, complete with walking trails and a playground. Come August, be ready to don your party face, because the week-long Salem Days is a non-stop celebration of Salem's community.

Salem is nicknamed the City of Peace, and it's easy to see why; Salem has the 3rd lowest crime rate in Utah, with only one violent crime being reported in the last year of available data. Unemployment and poverty rates hover around 3%, so you know everyone gets a piece of the pie here. A pretty big piece, actually, when you consider that the median household income in Salem is $92,618/year.

Overall SnackAbility

7
/10

Population: 7,300
Rank Last Year: 7 (Down 1)
Median Home Value: $263,200 (37th best)
Unemployment Rate: 0.5% (1st best)
More on Providence: Real Estate | Cost Of Living

Our first (and only) representative of Cache County, Providence is a city of 7,300 located just south of Logan. Nature-lovers will find plenty to love about Providence; a short drive will take you on some excellent hiking trails at Wind Cave, but if you want a cool dip after a day of sweating, White Pine Lake is the place to be.

Providence has outstanding public schools, a solid housing market, and the lowest cost of living anywhere on this list. About half of Providence's adult population has a college degree and a fifth have a master's degree or higher to boot. Providence's unemployment rate ranks as the lowest in Utah at a stunningly low 0.5%. If you're part of the mega-majority of employed residents, Providence's average commute time of 17 minutes ranks as the 12th shortest in Utah.

Lehi, UT

Source: Public domain
Overall SnackAbility

9.5
/10

Population: 61,508
Rank Last Year: 9 (No Change)
Median Home Value: $318,000 (18th best)
Unemployment Rate: 2.1% (8th best)
More on Lehi: Real Estate | Crime Report | Cost Of Living

Situated on Utah Lake between Salt Lake City and Provo, Lehi comes in as the 9th best place in Utah. If you're looking for entertainment in Lehi, look no further than Thanksgiving Point: with museums dedicated to dinosaurs and natural science, the gorgeous Ashton Gardensgolf club, this really is a one-stop shop for all things entertainment. If none of that sounds particularly intriguing, leave your mates there and head across the street for some excellent outlet shopping in a beautiful setting.

All these awesome amenities help explain why Lehi is one of Utah's fastest-growing cities, with over a 45% population increase since 2010. Other reasons to move to Lehi include a low 2.1% unemployment rate, a crime rate 55% below the national average, and property taxes that rank among the lowest on this list. We just hope you like young people, because at 25, Lehi has one of the youngest median ages of cities covered here.

Centerville, UT

Overall SnackAbility

7
/10

Population: 17,221
Rank Last Year: 6 (Down 4)
Median Home Value: $297,600 (24th best)
Unemployment Rate: 2.8% (21st best)
More on Centerville: Real Estate | Crime Report | Cost Of Living

We're wrapping our tour of Utah's best of the best with Centerville, a city of 17,221 just 15 minutes north of Salt Lake City. Being next to the state's capital comes with obvious perks; weekend trips to Temple Square are a real treat, for example. But Centerville has its own culture as well. You can catch a local production at the Centerpoint Legacy Theatre and history buffs can learn about the region's heritage at the Whitaker Museum.

At 36, Centerville has the oldest median age of cities on this list. That doesn't mean they don't support the next generation, though. On the contrary, Centerville's school district spends 15% more per student than the statewide average. That love of learning doesn't disappear after high school either; about half of Centerville's residents have a college degree, and nearly 20% have a master's degree or higher as well. The median household income in Centerville is $90,496/year and a typical home sells for $297,600. Both of those numbers went up by around 5% since last year, so things just keep getting better in Centerville.

Mapping The Best And Worst Places To Live in Utah

The Pressing Question: Size

Before we even started to collect data, we had to answer a tough question: Is it fair to pit cities with populations over 100,000 against places with a population of 18?

We firmly decided no, that just isn't fair.

So to create our ranking, we broke places to live into three tiers:

  • Cities -- Populations over 5,000
  • Towns -- Populations between 1,000 and 5,000
  • Small Towns -- Populations below 1,000

This left us with 79 cities, 72 towns, and 137 small towns.

We then decided, no matter how much anyone loves their town, the best cities to live in Utah have more of everything and therefore you need to have over 5,000 people to truly be 'the best'.

Now we also realize that city living might not be your cup of tea, so we ran the following analysis on towns and then again for small towns.

You can see those two top tens at the bottom of the post.

How We Calculated The Best Cities To Live In Utah

Now that we had our set of cities, it was time to rank them.

We ranked each place in Utah across a number of criteria from one to 79, with one being the best.

We then took the average rank across all criteria, with the city posting the lowest overall score being crowned the winner of the title "Best Place To Live In Utah".

The criteria we looked at were:

  • Median Home Values
  • Median Income
  • Population Density (Higher better)
  • Unemployment Rate
  • Commute Time
  • Crime
  • Education Levels
  • Health Insurance Coverage
  • Poverty rates

Sources of criteria include the New Census Data and FBI Crime Data. You can download the data here.

After the dust settled, what was the best place to live in Utah? That would be Farmington.

If your city or town isn't among the top 10, jump down to the bottom of the post to see a detailed chart of the best places in Utah.

Otherwise, buckle up for a ride down good living lane with Farmington at the end of the cul-de-sac.

Wrapping Up The Best Places When It Comes To Living In Utah

If you're looking at areas in Utah with the best economic situations, where there's lower than average crime, and a lot to do, this is an accurate list.

Farmington made a strong showing to take in the overall number one spot for the best place to live in Utah for 2020.

Best Towns To Live In Utah

  1. Hyde Park (Pop. 4,277)
  2. Mendon (Pop. 1,183)
  3. Mountain Green (Pop. 3,113)
  4. Midway (Pop. 4,468)
  5. River Heights (Pop. 2,059)
  6. Vineyard (Pop. 1,673)
  7. Morgan (Pop. 3,951)
  8. Millville (Pop. 2,014)
  9. Silver Summit (Pop. 4,245)
  10. Emigration Canyon (Pop. 1,772)

Best Small Towns To Live In Utah

  1. West Wood (Pop. 599)
  2. Wallsburg (Pop. 261)
  3. Peoa (Pop. 145)
  4. Aurora (Pop. 868)
  5. Woodland (Pop. 171)
  6. Eden (Pop. 832)
  7. Riverside (Pop. 554)
  8. Charleston (Pop. 568)
  9. Peter (Pop. 427)
  10. Fayette (Pop. 333)

If you're curious enough, here are the worst places to live in Utah according to the data:

  1. Tooele (Pop. 33,805)
  2. Ogden (Pop. 86,126)
  3. South Salt Lake (Pop. 24,860)

For more Utah reading, check out:

Where Are The Best Places To Live In Utah?

Rank City Population Unemployment Rate Home Value
1 Farmington 23,208 2.2% $365,900
2 Highland 18,362 4.0% $536,100
3 Kaysville 30,961 3.1% $313,700
4 Mapleton 9,509 3.4% $390,100
5 Syracuse 28,342 2.1% $284,200
6 South Jordan 68,491 1.8% $379,200
7 Salem 7,808 3.1% $319,400
8 Providence 7,300 0.5% $263,200
9 Lehi 61,508 2.1% $318,000
10 Centerville 17,221 2.8% $297,600

How Is Your Town 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.

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