Cheapest places to live in Utah

Every Utah city and town with 20,000 or more people, ranked by median home value, with rent, commute and growth beside it. All Census data.

By Sol Lakein, founder of Slower Sundays. Updated November 2026.

OgdenLowest home values$355,600 median
Cedar CityLowest rent$1,054 a month
47Places ranked20,000+ residents

The 3 cheapest in Utah

#1
Ogden
Home value
$355,600
Rent
$1,216
Growth
+2.5%
#2
Brigham City
Home value
$369,300
Rent
$1,070
Growth
+5.0%
#3
Kearns
Home value
$373,700
Rent
$1,744
Growth
-3.6%

The 15 cheapest places to live in Utah

#	Place	Median home value	Median rent	Commute	Growth since 2020
1	Ogden	$355,600	$1,216	22.5 min	+2.5%
2	Brigham City	$369,300	$1,070	20.2 min	+5.0%
3	Kearns	$373,700	$1,744	25.7 min	-3.6%
4	Clearfield	$373,900	$1,579	21.8 min	+10.2%
5	Magna	$376,200	$1,625	23.8 min	+21.0%
6	Cedar City	$377,000	$1,054	13.4 min	+18.8%
7	Tooele	$381,400	$1,214	30.8 min	+18.3%
8	Roy	$383,000	$1,624	25.0 min	-1.3%
9	Logan	$383,600	$1,149	15.2 min	+5.2%
10	South Salt Lake	$410,200	$1,451	20.3 min	+0.6%
11	West Valley City	$419,100	$1,504	22.6 min	-2.0%
12	Payson	$429,600	$1,549	23.1 min	+16.5%
13	Taylorsville	$433,800	$1,482	22.2 min	-4.9%
14	Midvale	$436,600	$1,597	20.6 min	+0.2%
15	Clinton	$449,100	$1,698	24.5 min	+1.7%

Cheap often comes with a trade-off. Check the growth column: a shrinking population can mean fewer jobs nearby.

All 47, cheapest first

See all 47, cheapest first

#	Place	Median home value	Median rent	Commute	Population 2025
1	Ogden	$355,600	$1,216	22.5 min	89,510
2	Brigham City	$369,300	$1,070	20.2 min	20,633
3	Kearns	$373,700	$1,744	25.7 min	35,404
4	Clearfield	$373,900	$1,579	21.8 min	35,144
5	Magna	$376,200	$1,625	23.8 min	35,401
6	Cedar City	$377,000	$1,054	13.4 min	41,871
7	Tooele	$381,400	$1,214	30.8 min	42,270
8	Roy	$383,000	$1,624	25.0 min	38,794
9	Logan	$383,600	$1,149	15.2 min	55,576
10	South Salt Lake	$410,200	$1,451	20.3 min	26,934
11	West Valley City	$419,100	$1,504	22.6 min	137,491
12	Payson	$429,600	$1,549	23.1 min	24,630
13	Taylorsville	$433,800	$1,482	22.2 min	57,484
14	Midvale	$436,600	$1,597	20.6 min	36,099
15	Clinton	$449,100	$1,698	24.5 min	23,797
16	Springville	$454,400	$1,572	22.7 min	35,670
17	Hurricane	$456,000	$1,426	22.1 min	25,745
18	Provo	$467,200	$1,193	18.4 min	114,527
19	Orem	$472,300	$1,438	20.1 min	95,214
20	North Ogden	$476,600	$1,638	24.7 min	21,689
21	Layton	$477,700	$1,538	22.9 min	85,308
22	Spanish Fork	$481,500	$1,489	20.0 min	48,837
23	Pleasant Grove	$491,000	$1,689	21.7 min	37,773
24	West Jordan	$492,500	$1,757	24.1 min	116,812
25	St. George	$496,100	$1,545	17.2 min	108,713
26	American Fork	$496,700	$1,697	23.3 min	41,020
27	North Salt Lake	$497,700	$1,667	20.3 min	23,588
28	Murray	$507,500	$1,500	20.7 min	53,297
29	Eagle Mountain	$518,100	$2,020	32.3 min	66,557
30	Bountiful	$532,200	$1,565	22.8 min	44,988
31	Salt Lake City	$539,500	$1,414	19.5 min	218,428
32	West Haven	$564,300	$1,702	22.9 min	25,627
33	Washington	$570,400	$1,614	18.2 min	37,107
34	Syracuse	$573,300	$2,140	28.5 min	39,909
35	Herriman	$590,700	$2,019	27.1 min	63,282
36	Riverton	$592,700	$2,137	24.8 min	47,395
37	Saratoga Springs	$605,500	$2,256	28.7 min	61,397
38	Lehi	$612,100	$1,964	23.7 min	95,313
39	Sandy	$614,100	$1,777	22.7 min	92,386
40	Kaysville	$623,700	$1,538	22.2 min	33,307
41	Millcreek	$627,200	$1,492	20.6 min	63,926
42	South Jordan	$650,500	$1,991	24.1 min	87,614
43	Farmington	$650,700	$1,769	21.7 min	26,266
44	Cottonwood Heights	$694,100	$1,730	21.9 min	32,265
45	Holladay	$763,400	$1,704	19.8 min	31,162
46	Draper	$784,800	$1,894	24.0 min	50,652
47	Highland	$928,300	$2,166	23.1 min	21,571

Home values are owner estimates averaged over 2020 to 2024 (American Community Survey 5-year), so they run below today's listing prices. Use them to compare places, not to price a home.

Questions people ask

What is the cheapest place to live in Utah?

Of the 47 Utah cities and towns with 20,000 or more people, Ogden has the lowest median home value at $355,600, followed by Brigham City ($369,300) and Kearns ($373,700) (American Community Survey 2020-2024).

Where is rent cheapest in Utah?

Cedar City, with a median gross rent of $1,054 a month including utilities.

What is the most expensive place to live in Utah?

Of the places we rank, Highland, with a median home value of $928,300.

What taxes do you pay in Utah?

Income tax: 4.50% (top rate, 2026). Property tax: 0.50% of home value, statewide effective rate (Census ACS 2025). Sales tax: 7.42% combined state and average local (Tax Foundation 2026).

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