Want Utah’s mountain lifestyle without Salt Lake City’s high prices? Don’t give up on the dream. You can afford a house in the Beehive State if you know where to look.
Your perfect home could be a family-friendly house in Logan or a starter home in Ogden, Utah’s historic rail hub near Weber State University. If you’re retiring, look at homes for sale in Vernal to enjoy a low-cost outdoor lifestyle, with median home prices under $311,750.
After assessing hundreds of cities, we’ve ranked the 10 most affordable places to live in Utah to help you find a home that fits your budget.
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Key Takeaways
- Price is the most affordable city in Utah: Price’s cost of living is 25% lower than the national average. With a median home price of $245,000, it is the cheapest place to live in Carbon County.
- Ogden is the Best City for Young Professionals: Ogden is the best city for young professionals. Ranked with Weber County’s top job growth via Weber State University and Hill Air Force Base, Ogden is a prime spot to build a career.
- For Families, Tremonton is a great choice: With top-notch Box Elder schools (12:1 ratios), safe neighborhoods like North Tremonton Heights, and low child-rearing costs, Tremonton is an ideal place to raise a family on a budget.
- Retirees Should Consider Nibley: Retirees can enjoy a relaxed Cache Valley lifestyle, with homes typically ranging from $425,000 to $475,000 in master-planned communities.
- Don’t forget Utah’s “inversion tax”: Heating costs average $3,200 a year (2.5x national average during winter inversions), and standard policies exclude flood/avalanche damage.
Cheapest Places to Live in Utah in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to National or State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Price | $290,000 | $875 | 12% ⬇️ | 8.3 |
| 2. Roosevelt | $265,000 | $900 | 8% ⬇️ | 8.1 |
| 3. Vernal | $311,750 | $1,401 | 9% ⬇️ | 6.9 |
| 4. Nephi | $425,000 | $1,300 | 15.5% ⬇️ | 6.5 |
| 5. Tremonton | $393,000 | $1,270 | 1% ⬆️ | 6.4 |
| 6. Brigham City | $407,500 | $1,376 | 7% ⬇️ | 6.2 |
| 7. Ogden | $388,000 | $1,510 | 2% ⬆️ | 5.8 |
| 8. Logan | $393,000 | $1,774 | 7% ⬇️ | 5.5 |
| 9. Hyrum | $397,500 | $1,625 | 3% ⬆️ | 5.5 |
| 10. Nibley | $561,950 | $1,789 | 14.1% ⬆️ | 3.7 |
How We Ranked the Most Affordable Places to Live in Utah
To identify the cheap places to live in Utah, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources
- Median Home Prices: We used Houzeo’s Utah Housing Market report and double-checked the numbers with the Kem C. Gardner Policy Institute.
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index, verified every few months for accuracy.
- Overall Cost of Living: We covered 6 big spending categories—housing, groceries, utilities, transportation, healthcare, and miscellaneous goods—from C2ER and Houzeo’s Cost of Living in Utah Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which Utah cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images sourced from Freepik.
10 Cheapest Places to Live in Utah
Nestled in Carbon County at 5,551 feet, Price is a budget-friendly gateway to outdoor adventure. Home to Utah State University Eastern and surrounded by world-famous national parks like Arches and Zion, this former coal mining town combines small-town affordability with access to Utah’s natural wonders.
- Downtown Historic District: It is an urban core with turn-of-the-century architecture and walkable streets. It attracts first-time buyers looking for character homes near Main Street shops and local restaurants, including Cafe Molise at entry-level prices.
- East Carbon: This is a quiet residential neighborhood adjacent to Helper city limits. It draws budget-conscious families seeking spacious homes near Wellington Elementary School and easy highway access.
- North Price Bench: It is a suburban hillside area with mountain views and newer construction. It is popular with professionals working at USU Eastern for elevated locations near Castle View Park and modern amenities.
- Job Market: Price’s economy is transitioning from its coal mining heritage to a more diversified base. Major employers include Castleview Hospital, Utah State University Eastern, and the Price City School District. The energy sector remains significant, with companies like Arch Coal operating in Carbon County.
- Recreation: Residents explore the nearby Cleveland-Lloyd Dinosaur Quarry, home to one of the world’s densest concentrations of Jurassic fossils, and drive the San Rafael Swell for dramatic desert landscapes. The Helper Arts Festival draws crowds each August, while Scofield Reservoir offers year-round fishing.
- Economic transition challenges: The declining coal industry has created job market volatility and uncertainty as the city works to diversify its economy.
- Limited amenities: Small-town infrastructure means fewer shopping options, dining choices, and entertainment venues compared to larger Utah cities.
- School quality concerns: Local reviews indicate inconsistent educational experiences, with some parents seeking alternatives in neighboring districts.
- Declining population: The city has experienced population loss as younger residents leave for employment opportunities elsewhere.
Located in the Uintah Basin at 5,250 feet, Roosevelt serves as Duchesne County’s economic hub. This agricultural and energy town is 170 miles from Salt Lake City. Founded in 1906 and named after President Theodore Roosevelt, the city balances oil field employment with small-town charm, near the Uinta Mountains.
- North Roosevelt Heights: This is a suburban area with newer construction and mountain views. It is popular with professionals for its proximity to Utah State University Uintah Basin campus and modern amenities such as a golf course.
- West Roosevelt Estates: It is a residential neighborhood featuring contemporary homes on spacious lots. It appeals to growing families seeking quality schools like Kings Peak Elementary and safe, family-friendly streets.
- Lagoon Valley: This suburban development has well-maintained properties and parks. It draws outdoor enthusiasts for quick access to recreation areas for camping and fishing and proximity to the UBIC annual celebration grounds.
- Job Market: Roosevelt’s economy centers on oil and gas extraction through companies operating in the vast Uinta Basin reserves. Major employers include Uintah Basin Medical Center, Uintah Basin Technical College, Utah State University Uintah Basin campus, and Dry Gulch Irrigation Company.
- Recreation: Roosevelt offers year-round outdoor activities with the Uinta Mountains providing hiking, camping, and fishing access. Residents attend the annual UBIC (Uintah Basin in Celebration) festival with parades and concerts. Nearby attractions include Mirror Lake Highway for mountain exploration.
- Oil industry dependence: The economy’s heavy reliance on volatile oil prices creates job insecurity and boom-bust cycles that impact community stability.
- Limited entertainment options: As a small town, Roosevelt lacks diverse dining, shopping, and cultural amenities available in larger cities.
- Isolation from major cities: Located 170 miles from Salt Lake City, residents face long drives for specialized services, major shopping, or urban entertainment.
- Extreme weather: Harsh winters with heavy snow and summers exceeding 100°F challenge those unaccustomed to rural Utah’s climate extremes.
Vernal is positioned on the northern edge of the Colorado Plateau. Known as the “Mothership of Dinosaurs” for nearby Dinosaur National Monument, Vernal combines energy sector employment with tourism, providing affordable homes near Flaming Gorge National Recreation Area and the Uinta Mountains.
- West Vernal: This is a residential area with starter homes and established tree-lined streets. It appeals to young families for proximity to schools like Discovery Elementary School and affordable entry-level properties near Main Street shopping.
- South Ashley Valley: This suburban neighborhood features mid-century homes on larger lots. It draws budget-conscious buyers seeking space near Vernal Middle School and access to recreational facilities at Kings Peak.
- Naples Highway Corridor: It is a rural-suburban area along the highway with mixed housing. It attracts oil workers for affordable living near employment centers and quick highway access to drilling sites.
- Job Market: The largest industries are Retail Trade, Mining, Quarrying, & Oil & Gas Extraction, and Health Care & Social Assistance. Major employers include Uintah Basin Medical Center, Utah State University, Uintah School District, and various energy companies. Employment grew 1.27%.
- Recreation: Dinosaur National Monument attracts global visitors to see fossils and petroglyphs. Flaming Gorge National Recreation Area offers fishing, boating, and camping just north, while Ashley National Forest provides access to safaris and the Kings Peak, Utah’s highest summit.
- Oil price volatility: About half the economy depends on energy extraction, creating economic swings that impact job security and community services during downturns.
- Geographic isolation: The 175-mile distance from Salt Lake City and limited rail/transit options make access to major urban amenities challenging.
- Limited healthcare specialties: While Uintah Basin Medical Center serves basic needs, specialized medical care often requires travel to larger cities.
- Extreme summer heat: Temperatures regularly exceed 95°F in summer, with desert conditions that challenge those from milder climates.
Nephi combines small-town living with scenic mountain access. Located 40 minutes south of Provo on I-15, this agricultural community features historic turn-of-the-century architecture and proximity to Mount Nebo and the Nebo Loop Scenic Drive, which thus attracts budget-conscious families and outdoor enthusiasts.
- Central Nephi Historic: This downtown area has charming century-old homes and tree-lined streets. It appeals to first-time buyers for character properties near Main Street shops and walkable access to local amenities like Nephi’s Farmers Market and boutiques.
- South Nephi: This residential neighborhood features mid-century homes on larger lots. It draws families seeking affordable housing near Nephi Elementary School and community parks like Willow Park.
- Mount Nebo Foothills: It is a residential area at the base of Mount Nebo with a rural character. It draws outdoor enthusiasts for direct trail access, larger parcels, and proximity to the Nebo Loop Scenic Drive.
- Job Market: Nephi’s economy blends white-collar and blue-collar employment. Leading industries include office and administrative support, management occupations, and teaching. Major employers include Juab School District, local government, agricultural operations, and small manufacturing.
- Recreation: Nebo Loop Scenic Drive offers spectacular fall colors and mountain vistas just minutes away. Yuba Reservoir provides boating, fishing, and camping opportunities for weekend getaways. Spanish Fork Canyon and Timpanogos Cave National Monument are within easy driving distance for hiking.
- Limited job market: Employment opportunities lag in this Utah County, forcing many residents into 40+ minute commutes to Provo or Salt Lake areas.
- Cliquish newcomer reception: Long-time residents can be unwelcoming to newcomers, creating social challenges for those moving from outside the community.
- Sparse amenities: Few dining options, limited shopping beyond basic groceries, and a lack of entertainment venues require trips to Santaquin or Payson.
- Extreme weather swings: Harsh winters with heavy snowfall and summers regularly exceeding 100°F challenge those preferring moderate climates.
Situated in northern Box Elder County as the retail hub for Bear River Valley, Tremonton serves the I-15 and I-84 highways. This agricultural town turned manufacturing center, called “Tremont” by locals, provides affordable family living just 20 minutes from Brigham City shopping and minutes from Idaho.
- Central Tremonton: This downtown area along Main Street has older Victorian homes. It appeals to first-time buyers for character properties near local shops, restaurants, and Ridley’s Farmers Market at 200 E Oneida St.
- West Tremonton: This suburban area near I-15 has a mixed housing stock. It attracts workers at major employers for convenient highway access and affordable homes near Tremonton Elementary School.
- North Tremonton Heights: It is a suburban neighborhood featuring modern construction and family amenities. Appeals to growing families for proximity to Bear River Intermediate School and safe, well-maintained streets with cul-de-sacs.
- Job Market: The economy centers on manufacturing, retail, and construction. Top employers include Procter & Gamble, Post Cereal Manufacturing, New Corps, and Lakeshore Learning Facility. Downtown Main Street features local boutiques, while the I-15 corridor hosts auto dealerships and regional retail.
- Recreation: Tremonton offers nine public parks, including ball fields, playgrounds, a skate park, and a splash pad for families. The Tremonton Farmers Market operates first Saturdays, supporting local vendors. Residents enjoy easy access to Bear River within 20 minutes of numerous valley attractions.
- Limited in-town shopping: Residents depend on Brigham City (20 minutes away) for major retail and grocery chain options beyond local stores.
- Small-town amenities: Entertainment, dining variety, and cultural activities are limited compared to larger Utah cities.
- Interstate noise: Properties near I-15 and I-84 corridors experience highway noise that may bother some residents.
- Rural isolation feeling: The northern location near Idaho can feel remote from Utah’s urban centers and cultural hubs for some buyers
Positioned at the base of the Wellsville Mountains in Box Elder County, Brigham City blends historic charm with modern growth. Located 26 miles north of Ogden on I-15, it provides solid value near former ATK Thiokol facilities. It is famous for its annual Peach Days celebration and features tree-lined historic Main Street.
- South Brigham City: It is a residential area with established homes and mature landscaping. It appeals to budget buyers for proximity to Brigham City Community Hospital and affordable properties near historic downtown Main St.
- Central Historic District: It is an urban core featuring turn-of-the-century architecture along Main Street. Draws first-time buyers seeking character homes near local businesses, Box Elder Library, and walkable access to community events like the Peach Days Festival.
- West Brigham Residential: This is a suburban neighborhood with mid-century homes on standard lots. Attracts families for affordable housing near Mountain View Elementary School and community parks like Community Center fields.
- Job Market: Brigham City’s economy benefits from aerospace manufacturing. Northrop Grumman operates significant facilities, having created Space Shuttle solid rocket boosters. Other major employers include Brigham City Community Hospital, Box Elder School District, and local government.
- Recreation: Brigham City celebrates its agricultural heritage with the annual Peach Days festival held the weekend after Labor Day. Box Elder Canyon offers hiking and scenic drives into the Wellsville Mountains. The community enjoys the city golf course and proximity to the Bear River Migratory Bird Refuge.
- Limited nightlife and entertainment: As a smaller city, evening entertainment options and dining variety are modest compared to nearby Ogden.
- Industrial presence: While providing jobs, the Northrop Grumman facilities may not appeal to those seeking purely residential communities.
- Commute required for some: Many career fields require commuting to Ogden or Salt Lake City for specialized employment.
- Less cultural diversity: The community leans conservative with less demographic and cultural diversity than larger Utah cities.
Nestled along the Wasatch Front in Weber County, Ogden provides value near world-class skiing at Snowbasin and Powder Mountain. It is also famous for the vibrant 25th Street arts district, historic architecture, and Utah State University campus in a revitalized downtown with strong job growth and outdoor recreation.
- South Ogden: This is an established neighborhood with older homes and community character. It appeals to first-time buyers for affordable properties near Ogden Regional Medical Center and UTA transit access on 450 S.
- Washington Terrace: It is a residential area featuring mid-century homes on modest lots. Draws budget-conscious families for proximity to schools like Bonneville Elementary School and affordable housing near I-15.
- West Ogden: This urban neighborhood has a diverse housing stock and revitalizing blocks. It attracts investors and young buyers for lower entry prices near downtown employment at Eccles Conference Center and developing amenities like Ogden River Parkway trails.
- Job Market: Ogden’s economy blends government, healthcare, education, and growing tech sectors. Major employers include Hill Air Force Base, Ogden Regional Medical Center, Weber State University, McKay-Dee Hospital, and IRS Western Regional Center.
- Recreation: Ogden delivers exceptional mountain recreation access with three ski resorts within 30 minutes: Snowbasin, Powder Mountain, and Nordic Valley. Historic 25th Street offers boutiques, art galleries, restaurants, and live music. The Ogden River Parkway also provides biking and walking trails.
- Air quality concerns: Ogden experiences winter inversions trapping pollution, causing poor air quality that affects sensitive individuals.
- Urban challenges: Some neighborhoods face higher crime rates and economic disparities compared to suburban Utah communities.
- Winter weather: Heavy snowfall and cold temperatures require preparedness for mountain-adjacent climate conditions.
- Traffic congestion: Growth has increased commute times and I-15 congestion during peak hours, especially toward Salt Lake City.
Logan is situated in scenic Cache Valley. Home to Utah State University, this education hub is located in Logan Canyon, providing mountain access. It combines college-town energy with family-friendly amenities, appealing to buyers seeking homes near quality education, outdoor recreation, and a growing job market.
- South Logan: It is an established residential area with older homes and mature trees. It appeals to students and young buyers for proximity to the USU campus, affordable properties, and walkable access to downtown Main St cafes.
- West Logan: This Neighborhood features mid-century homes on standard lots. It draws budget-conscious families for proximity to Adams Elementary School and affordable housing near the valley floor with Little Logan River views.
- Island Area: It is a mixed residential neighborhood near the Logan River. It attracts first-time buyers for entry-level pricing, river trail access along Logan River Parkway, and a convenient location between downtown and shopping areas like Providence Square.
- Job Market: The economy centers on education, healthcare, and technology (companies prefer USU). Utah State University is the primary economic driver, while major private employers include Hyclone Laboratories Inc., Inovar, Campbell Scientific, Cache Valley Electric, and Logan Regional Hospital.
- Recreation: Logan offers year-round recreation at Beaver Mountain. The Logan River Parkway provides biking and walking trails through the city. Utah State University hosts cultural events, performances, and athletics, while the historic Utah Theatre screens films and concerts.
- High rental costs: At a $1,774 median rent, housing costs exceed those in many affordable Utah cities, driven by student demand.
- Student population impact: Large USU enrollment creates seasonal housing crunches, parking challenges, and fluctuating neighborhood dynamics.
- Remote location: The 80-mile distance from Salt Lake City limits access to major urban amenities and airport convenience.
- Winter inversion potential: Cache Valley can trap cold air and pollution during winter, though less severely than Salt Lake Valley.
Hyrum is positioned strategically between Logan and Brigham City in Cache County. This tight-knit agricultural town offers family-friendly living with convenient access to employment in both directions. It is located just 10 minutes south of Logan, with Hyrum State Park on the city’s edge.
- East Bench: This hillside development has newer homes and valley overlooks. It is popular with professionals commuting to Logan for elevated locations, modern construction, and scenic views of Cache Valley.
- North Hyrum Heights: This suburban neighborhood features contemporary properties and family amenities. It appeals to growing families for safe streets, quality schools in Cache District (A-rated), and proximity to Hyrum State Park.
- Hyrum Canyon Foothills: It is a residential area at the canyon entrance with a rural character. It draws outdoor enthusiasts for direct access to hiking trails, fishing at Hyrum Reservoir, and peaceful mountain-adjacent living.
- Job Market: Hyrum functions primarily as a bedroom community, with residents commuting to jobs in Logan or Brigham City. Local employment includes the Hyrum City government, Hyrum Elementary School, small businesses along Main Street, and agricultural operations.
- Recreation: Hyrum State Park anchors outdoor recreation with Hyrum Reservoir offering year-round fishing, boating, and camping in winter. Residents enjoy the annual July 4th Star Spangled Celebration. Hyrum City sponsors STEM classes for youth through the Hyrum Explorer’s program and dance classes.
- Limited local employment: Most residents must commute to Logan or Brigham City for work, increasing transportation costs and time.
- Small-town amenities: Few restaurants, limited shopping beyond basics, and a lack of entertainment venues require trips to Logan.
- Commuter dependence: Without a significant local job base, economic vitality relies on neighboring cities’ employment health.
- Growth pressures: Rapid expansion as a bedroom community strains infrastructure and threatens the small-town character that residents value.
Nibley is located just south of Logan in Cache County. It is a rapidly growing bedroom community offering top-rated Cache County schools and a rural atmosphere. With Firefly Nature Preserve, Sunrise Meadows, and direct access to Logan employment, it combines small-town character with modern amenities.
- Sunrise Meadows: It is a master-planned community with contemporary homes and abundant parks. It is popular with professional families for Virgil Gibbons Heritage Park access, modern construction, and excellent Sky View High School proximity.
- Kartchner Homes: This premium subdivision features newer construction and family amenities. It appeals to USU faculty and professionals for quality schools, safe streets, and mountain views overlooking Cache Valley to the Wellsville Mountains.
- Firefly Preserve Area: This neighborhood is adjacent to Firefly Nature Preserve with a scenic backdrop. It draws families seeking access to nature, preserved open spaces, and a tight-knit community atmosphere characteristic of Nibley culture with annual Pioneer Day events.
- Job Market: Nibley operates as a bedroom community for Logan, with most residents commuting to jobs at Utah State University, Logan Regional Hospital, tech companies like Hyclone Laboratories, and others. Limited local employment includes Nibley City government, schools, and small businesses.
- Recreation: Locals explore the 64-acre Firefly Nature Preserve for hiking and bird-watching, relax at Virgil Gibbons Heritage Park with playgrounds and picnic areas, and enjoy boating and fishing at Hyrum Reservoir just 5 miles away. Seasonal highlights include Nibley Pioneer Days in July.
- Limited Job Opportunities: A shortage of high-wage local jobs forces many residents to commute 20–30 minutes to Logan.
- Traffic Congestion: Rapid population growth has increased traffic pressure along Highway 165, leading to longer travel times.
- Harsh Winter Conditions: The city’s high elevation results in heavy snowfall (60+ inches annually) and periodic inversion fog during winter months.
- Cultural Fit Concerns: A predominantly conservative culture may not appeal to residents seeking more diverse or progressive lifestyles.
Pro Tip If you’re looking for something near Utah’s urban hub, Salt Lake City could be a great option. From the Avenues to West Valley City, you’ll find a wide range of affordable houses in Salt Lake City with strong rental potential.
Saratoga Springs (safety score of 99) and Lehi (safety score of 99) are the cheapest and safest cities in Utah. They offer low crime rates, family-friendly neighborhoods, and a lively, welcoming lifestyle.
Top 3 Cheapest Cities to Live in Utah for Young Adults
When looking for the least expensive city to live in Utah, you want more than just cheap rent. You want good jobs, a fun lifestyle, and a city where you can thrive. These Utah cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1 | Ogden | Ogden offers big-city opportunities in healthcare, manufacturing, tech, and education via Weber State University and Hill Air Force Base. Young professionals enjoy outdoor adventures at Snowbasin and community events near George S. Eccles Dinosaur Park, with strong job growth supporting affordable homes. |
| 2 | Logan | Home to Utah State University and a thriving tech scene, Logan combines research opportunities with a lively college-town vibe. There’s also an increase in homes for sale in Logan, and rental rates remain competitive near Bear Lake recreation. |
| 3 | Vernal | Vernal’s energy, healthcare, and outdoor sectors create strong career options, while local networks support young workers. Affordable houses for sale in Vernal ensure housing costs align with wages near Flaming Gorge. |
Top 3 Inexpensive Places to Live in Utah for Families
Utah draws families with its outdoor recreation, quality schools, and community focus. These three cities deliver low costs alongside family perks like parks and education.
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1 | Price | Families in Price enjoy natural spots like Helper Outdoor Movie Festival grounds and the Prehistoric Museum for educational outings. Outdoor adventures and budget-friendly homes for sale in Price make this city a family standout. |
| 2 | Roosevelt | Roosevelt provides family programs through local health initiatives and community events at Starvation State Park. Supportive networks and affordable homes for sale in Roosevelt reduce family expenses. |
| 3 | Tremonton | Home to Crystal Hot Springs water park, families in Tremonton have access to year-round fun and trails. For property near playgrounds, inexpensive homes for sale in Tremonton suit growing households. |
3 Best Affordable Places to Live in Utah for Retirees
Utah suits retirees with scenic trails, healthcare access, and low costs. These cities offer budget housing, medical services, and activities like hiking, golfing, and social events for fulfilling golden years.
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1 | Nibley | In Nibley, retirees access care through nearby Logan Regional Hospital, known for rehab services. Peaceful trails in Blacksmith Fork Canyon and community picnics suit relaxed days, with low-cost homes for sale in Nibley. |
| 2 | Cedar City | Retirees in Cedar City enjoy programs at the Senior Center like fitness classes, dances, and outings. Intermountain Cedar City Hospital provides trusted senior care, and affordable homes for sale in Cedar City enable a vibrant lifestyle near Dixie National Forest. |
| 3 | Hyrum | Hyrum offers serene vibes with medical support from Cache Valley Hospital and senior wellness events. Hiking at Hyrum State Park and local gatherings keep activity levels high, paired with inexpensive homes for sale in Hyrum. |
3 Hidden Costs to Consider in Utah
Even in Utah’s cheapest cities, home prices are only part of the cost. Rising property insurance due to wildfires and natural risks, plus other ownership costs, impact affordability in the Beehive State.
- Wildfire Insurance: Homeowners face premiums of around $1,500–$2,500 yearly, with mountain areas near Logan or Cedar City exceeding $3,000 amid drought risks. Inland spots like Nibley and Hyrum generally offer lower rates.
- Flood Insurance: Standard policies exclude flood damage from spring runoff or monsoons. FEMA’s NFIP or private options average $1,000–$2,000 annually in river valleys like Hyrum, with rates climbing under updated risk models.
- Property Taxes: Utah property taxes range from 0.50%–0.70% of assessed value, varying by county, like Cache or Iron, adding to long-term costs.
Quick Tip Utah’s Homestead Exemption protects a portion of a homeowner’s primary residence equity from creditors, currently around $52,400 for a primary residence. However, it doesn’t shield against mortgage/tax liens or debts for the property’s purchase.
Savings Breakdown: Cheapest Cities in Utah to Live In
Housing costs vary widely across Utah. Price residents save $1,850 monthly compared to Salt Lake City and $1,200 compared to Springdale. The table below details savings by median home price, monthly mortgage, property tax, insurance, and total monthly costs.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Salt Lake City |
|---|---|---|---|---|---|
| Price | $290,000 | $1,620 | $285 | $1,112 | $1,850 |
| Springdale | $365,000 | $1,950 | $340 | $1,762 | $1,200 |
| Salt Lake City | $525,000 | $2,950 | $520 | $2,962 | – |
Affordable Living Beyond Utah
Not sure if the cheapest places in Utah to live will fit your budget? Here are a few surrounding states that offer low living costs, strong job markets, and quality education systems, just like Utah.
Low Living Costs
Idaho maintains costs 0.1% below the U.S. average with budget housing. Here are the top 3 cheapest places to live in Idaho:
- Pocatello: Homes are priced around $290,000, rent is near $1,000, and it offers strong community access near Idaho State University.
- Twin Falls: Homes cost about $310,000, rent costs $950, and it features thriving agri-business hubs.
- Rexburg: Homes start from $280,000, rent is about $900–$1,100, and it provides a family-oriented atmosphere near BYU-Idaho.
Strong Job Markets
Wyoming ranks high for job stability with no income tax. These are the top three cheapest places to live in Wyoming:
- Rock Springs: Home prices are near $260,000, rent is under $1,200, and it provides energy jobs near Flaming Gorge.
- Cheyenne: Home prices are around $320,000, rent is $1,100, and it offers military and government roles.
- Gillette: Home prices are around $240,000, rent is $1,000, and it is driven by the mining and energy sectors.
Quality Education Systems
Colorado delivers top schools amid outdoor access. Here are the cheapest places to live in Colorado:
- Pueblo: Median home price is $280,000, rent is $1,050, and it has strong K-12 schools near Lake Pueblo State Park.
- Grand Junction: Home prices are around $370,000, rent is $1,200, and it sits near Colorado Mesa University.
- La Junta: Home prices are around $195,000, rent is $850, and it features family districts by the Arkansas River.
Where Is the Cheapest Place to Live in Utah?
Price, Roosevelt, and Vernal are the most affordable cities to live in Utah. These areas deliver more than just low prices. They also offer stable job markets, abundant recreation, and a cost of living 10% below the national average.
Moving to Utah provides key tax advantages, with property taxes averaging 0.58%. Whether relocating or buying your first home, browse listings, compare prices, and submit offers online.
Frequently Asked Questions
Where is the least expensive place to live in Utah?
The cheapest place to live in Utah is Price. It offers affordable housing at a median sale price of 290K.
» 10 Cheapest Places to Live in Utah: Find out the other cheapest places to live in Utah.
Where is the best place to live in Utah?
The best place to live in Utah is Park City, followed by Provo, Salt Lake City, Ogden, Logan, Sandy, and St. George.
What are the living expenses in Utah?
The average cost to live in Utah is 1% lower than the national average. However, healthcare and utilities are 12% lower than the national average.
Where is the best place to retire in Utah on a budget?
Nibley, Cedar City, and Hyrum are among the best places to retire in Utah on a budget. They offer affordable housing, small-town comfort, and easy access to medical care.
Which cities have the cheapest cost of living in Utah?
