Utah’s median home value is high, reaching $529,260 in 2025. Even so, dozens of cities offer significantly lower housing costs below the national average. This analysis reveals the most affordable places to live in Utah.
Furthermore, Utah’s cost of living index is only 1% above the national average, much cheaper than coastal areas. Therefore, smart location choices can slash housing expenses by 40-50%. You still keep easy access to world-class outdoor recreation.
Moreover, the Beehive State offers unmatched value, including rock-bottom energy costs at $0.11 per kWh. It sits near five national parks, too. In short, these affordable places balance low costs with quality of life across the Wasatch Range.
Key Takeaways
- Vernal is Utah’s most affordable spot with a 100.0 score. Home values average $328,045, saving residents over $200,000 compared to Salt Lake City.
- The most affordable cities have low property taxes. Annual averages are just $1,383-$1,490, saving homeowners over $1,000 yearly.
- Cedar City has the state’s second-cheapest rental market at $1,302 monthly. It also hosts the Shakespeare Festival and offers nearby skiing access.
- West Valley City boasts the highest median income at $101,462. Its great earning-to-housing ratio is near Salt Lake City jobs.
- Top-ranked cities have the nation’s lowest residential electricity rates. Energy costs bottom out at $0.11 per kWh, saving hundreds annually.
Comparing Most Affordable Places to Live in Utah
7 Most Affordable Places to Live in Utah in 2025
1. Vernal
Median Home Price: $328,045
Median Rent: $1,411
Cost of Living: Lower than US average
Best For: Energy industry workers, outdoor recreation enthusiasts, young families seeking small-town values, retirees prioritizing low property taxes.
Vernal, is the gateway to Dinosaur National Monument. Therefore, oil and gas workers are drawn here by the city’s exceptional affordability. The 84078 zip code earned a perfect 100.0 Affordability Score, ranking #1 statewide.
This top rank is due to the lowest energy costs and property taxes. Property taxes average just $1,490 annually. Furthermore, energy jobs drive the median household income to $59,178–$70,694 for the 10,868 residents.
Vernal Middle School and Ashley Valley Education Center provide solid vocational pathways. Also, residents enjoy world-class fishing and kayaking at Red Fleet State Park Yet, the 18.1% poverty rate and the 3+ hour drive to Salt Lake City limit access to urban amenities.
👉Vernal offers budget-friendly living with outdoor adventure nearby. So begin browsing Vernal homes for sale now!
2. Tooele
Median Home Price: $456,558
Median Rent: $1,450
Cost of Living: Lower than US average
Best For: Military families, Salt Lake City commuters, outdoor adventurers, first-time homebuyers
Tooele, is a former mining town west of Salt Lake City (SLC). It now works as a military-adjacent commuter hub, just 30 minutes away. Therefore, the 84074 zip code earned a 94.3 Affordability Score and ranked #2 statewide.
Property taxes here are quite low, at only $2,290 each year. Also, the median household income is high, reaching $96,165. This income supports working-class families and military personnel stationed nearby.
Settlement Canyon Elementary and Stansbury High serve the county with improving scores. For example, the Deseret Peak Complex offers Olympic pools, BMX tracks, and year-round rodeos. However, the 30-minute commute and harsh desert summers mean residents rely on Salt Lake City for social life.
👉Tooele combines affordability with easy access to Salt Lake City. So explore your Tooele homes for sale today!
3. Cedar City
Median Home Price: $395,934
Median Rent: $1,302
Cost of Living: Lower than US average
Best For: College students and faculty, theater enthusiasts, outdoor recreationists, retirees seeking culture.
Southern Utah University drives this college town. Specifically, the 84721 zip code earned a 91.9 Affordability Score. This is because property taxes are low at just $1,411 annually, which is the region’s second lowest.
The Iron County School District supports 42,923 residents at Cedar South Elementary and Cedar High. Conversely, median household income is $63,789 to $65,527. Consequently, the 17.3% poverty rate exists because the community has a large student population.
The Utah Shakespeare Festival is a huge cultural draw. For instance, it brings over 120,000 visitors yearly. Therefore, professional shows run from June through October. Moreover, Brian Head Resort is 30 minutes away for skiing.
👉Cedar City offers affordability with arts, culture, and outdoor beauty. So find your Cedar city homes for sale now!
4. Roosevelt
Median Home Price: $342,063
Median Rent: $1,780
Cost of Living: Lower than US average
Best For: Energy industry workers, fishing enthusiasts, families embracing rural values, outdoor adventurers
Roosevelt drives Duchesne County’s economy, focusing on oil and gas sectors, furthermore, the city maintains an authentic Western feel. The 84066 zip code scored an 88.8 affordability rating, therefore claiming the #4 rank with very low property taxes at just $1,676.
Median household income reaches $70,811, consequently supporting working-class families in energy and agriculture. In addition, Starvation Reservoir provides premier walleye fishing, wakeboarding, and ice fishing, which attracts people year-round.
However, the economy is tied to volatile oil prices, which causes job insecurity, and likewise, the remote location (over 150 miles from cities) limits shopping options. Union High and Roosevelt Elementary offer strong vocational programs for its 7,000-plus population.
👉Roosevelt offers small-town comfort at affordable prices. So start your Roosevelt homes for sale search today!
5. Washington Terrace
Median Home Price: $447,329
Median Rent: $1,488
Cost of Living: Lower than US average
Best For: Hill Air Force Base personnel, young families, Weber State staff, ski resort enthusiasts
This small city near Ogden first served as military housing, yet it still keeps strong community bonds today. The 84405 zip code earned an 86.5 affordability score, thus ranking #5 with annual property taxes of $2,192.
Washington Terrace Elementary and Bonneville High School provide quality education for over 9,000 residents. The median household income reaches $84,752, consequently helping working-class military and Weber State families.
Moreover, residents enjoy quick 10-minute access to Ogden Canyon trails and three ski resorts within just 30 minutes. In contrast, the small size means fewer local dining options, plus some areas experience noise from Hill Air Force Base flights.
👉Washington Terrace offers affordability with suburban charm. So explore available Washington Terrace homes for sale now!
6. West Valley City
Median Home Price: $477,686
Median Rent: $1,774
Cost of Living: 1% above US average
Best For: Diverse families, Salt Lake City commuters, first-time homebuyers, immigrant communities
Utah’s second-largest city offers a rare, high level of diversity for a mountain community; furthermore, it is incredibly multicultural. The 84128 zip code has an 86.1 Affordability Score, therefore ranking #6 with the highest median household income at $101,462.
Hunter High School and Granger High School serve over 140,000 residents, showing improving results with a diverse student body. The location is just 10 minutes from downtown Salt Lake City, therefore combining urban access with a genuine multicultural setting.
For example, over 40% of the population is Latino, along with large Pacific Islander and Asian communities, which create vibrant cultural events. Nevertheless, crime rates are high; property crime is 68.6% above the national average, though city efforts are currently improving neighborhoods.
👉West Valley City offers affordability with city convenience. So begin your West Valley City homes for sale search today!
7. Price
Median Home Price: $288,743
Median Rent: $1,780
Cost of Living: Lower than US average
Best For: Extreme budget homebuyers, retirees on fixed incomes, artists seeking studio space, outdoor adventurers
Price is a coal mining town in southeastern Utah, yet it shows strong economic resilience while diversifying its industries. The 84501 zip code scored 84.3 for affordability, hence ranking #7 with the state’s lowest home values and property taxes at just $1,383.
Castle Heights Elementary and Carbon High School serve over 8,000 people despite budget issues. Median household income is low at only $52,772, consequently reflecting the coal-dependent and struggling local economy with limited jobs.
However, the San Rafael Swell’s slot canyons and rock art are only 30 minutes south, which attracts archaeology fans from all over. Finally, a remote location over 120 miles from major cities, plus severe winters, impact the daily life of many residents.
👉Price offers budget-friendly living and a relaxed pace of life. So begin your Price homes for sale search now!
How We Ranked Most Affordable Places to Live in Utah in 2025
The comprehensive analysis used weighted criteria, which included:
- Housing Costs (47.6%)
- Cost of Living (23.8%)
- Economic Factors (16.7%)
- Market Trends (9.6%)
Data sources include Zillow Home Value Index and Observed Rent Index, U.S. Census American Community Survey 2023-2024 estimates, U.S. Department of Energy residential electricity rates, and HUD Fair Market Rent data. As well as, RentCafe Cost of Living Calculator, Redfin Market Data through August 2025, and Utah Department of Workforce Services employment statistics. And, Niche.com school and demographic ratings, and DataUSA.io community profiles.
What Drives Affordability in Utah?
Utah’s overall cost of living is only 1% above the U.S. average. However, housing costs are 17% higher. In contrast, utilities are 4% lower, and groceries cost 2% less than typical American markets.
We selected strategic smaller cities and rural communities. Consequently, these areas offer housing costs 30-50% below Salt Lake County benchmarks. Energy costs are especially low in our top-ranked cities. They bottom out at just $0.11 per kilowatt hour.
Furthermore, this rate represents the nation’s lowest residential electricity. Therefore, residents save over $300 to $500 yearly on energy. Property taxes are also quite low across affordable Utah cities, ranging from $1,383 to $2,486 annually.
Ultimately, the state’s 95.8 cost index is much lower than California’s 139.8, which creates major savings for new families.
Smart Tips for Utah Living
- Target cities like Vernal for the absolute lowest housing costs and maximum annual savings.
- Consider college towns for cultural amenities and entertainment.
- Prioritize military-adjacent areas, for stable employment and consistent community investment.
- Explore commuter cities like West Valley City for Salt Lake City job access while maintaining low housing costs.
- Research ski resort proximity carefully, as certain locations offer 20-30 minute access.
- Verify energy costs and property tax rates before relocating.
- Balance affordability with employment diversity, given that remote communities may depend heavily on single, volatile industries.
Should You Move to Utah?
Utah’s most affordable locales deliver exceptional value through strategic location choices. Nevertheless, this approach substantially slashes housing costs without fundamentally sacrificing the expected quality of life. Therefore, budget-conscious living, in fact, enhances, rather than limits, available lifestyle opportunities.
The state’s 1% above national average cost of living is only one critical factor. Combined with rock-bottom energy costs and minimal property taxes, this strategy creates sustainable homeownership pathways. Consequently, these financial savings, in effect, apply to families across all income spectrums.
The most affordable places to live in Utah balance small-town charm with proximity to world-class amenities. For instance, they are near skiing, five national parks, and also growing employment centers along the Wasatch Front. Thus, strategic relocation transforms housing budgets while simultaneously maintaining access to mountain living opportunities.
👉 Looking for affordable homes across Utah? Then start your Utah homes for sale search today with Houzeo and save on your next move.
Frequently Asked Questions
What is the most affordable place to live in Utah?
The #1 most affordable city is Vernal with a perfect 100.0 Affordability Score, offering median home prices at $328,045 and monthly rent averaging $1,411.
What are the top 7 most affordable cities in Utah?
The top 7 most affordable Utah cities include Vernal (100.0 score), Tooele (94.3), Cedar City (91.9), Roosevelt (88.8), Washington Terrace (86.5), West Valley City (86.1), Price (84.3),
Which Utah cities are best for families on a budget?
For families on a budget, Cedar City and Washington Terrace, deliver exceptional family value through top-rated schools and community amenities.
What makes Utah one of the most affordable states?
Utah's cost of living sits just 1% above the national average, with groceries 2% lower and utilities 4% lower than typical American markets creating sustainable household budgets. Strategic city selection in rural communities delivers housing costs 30-50% below Salt Lake County benchmarks, while maintaining recreation access.
