Price History
Median Home Price
Median Rent
Stored observations from 2016-07-31 to 2026-06-29. Source: Zillow ZHVI/ZORI. Missing rents are shown as gaps.
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Purchase
Monthly Cash Flow
* Based on metro-wide median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Individual counties and properties vary significantly.
Score Breakdown
Based on 4.01% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.
Based on 2.0% YoY price growth. Moderate growth (3-8%) scores highest.
Based on 0.0% population growth. Growing areas indicate economic stability.
Based on price relative to estimated local incomes.
Scores are calculated using real Zillow metro-level home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. This metro score represents area-wide averages; individual counties may vary significantly.
Investment Outlook
Strengths
- +Low unemployment (0.0%)
Challenges
- -Below-average rent-to-price ratio (4.01%)
- -Negative cash flow at typical financing (-$1,679/mo)
- -Negative leverage (cap rate 2.6% < mortgage rate 6.9%)
- -High price-to-income ratio makes financing challenging
Counties in Provo, UT
Section 8 in Provo, UT: payment standards by ZIP, PHA waitlist status, and voucher counts are on VoucherMatch, the same HUD dataset with the tenant demand side attached.
Compare to Similar Metros
| Metro Area | Verdict | ||||||
|---|---|---|---|---|---|---|---|
Albemarle, NC Albemarle, NC | 63 | $308,636 | $1,708 | 6.64% | Buy | View | |
Greeneville, TN Greeneville, TN | 63 | $252,970 | $1,126 | 5.34% | Buy | View | |
Mount Airy, NC Mount Airy, NC | 63 | $241,209 | $1,043 | 5.19% | Buy | View | |
Somerset, KY Somerset, KY | 63 | $183,897 | $1,277 | 8.33% | Buy | View | |
Carlsbad, NM Carlsbad, NM | 63 | $253,373 | $1,595 | 7.55% | Buy | View | |
Current Provo, UT | 43 | $546,641 | $1,825 | 4.01% | Avoid |
Rent vs buy in this metro
The Bottom Line
The Provo, UT metro area scores 43/100, ranking #811 of 894 US metros (top 91%). The 4.01% rent-to-price ratio may require targeting specific counties or creative strategies for positive cash flow. Current metro-wide averages make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or drilling down to specific counties.