Utah
Utah's housing market has transitioned from rapid appreciation into a balanced phase marked by steady annual price growth around 1.4% and an average home value of $541,692. Inventory levels have recovered modestly, giving buyers greater negotiating power while homes average roughly two months on the market. Strong local demographic fundamentals, tech-led corporate employment, and low property tax burdens continue to preserve sustained long-term asset values despite elevated interest rates.
Median prices moved up 1.4% year over year.
Homes spend a median of 63 days on market with 4.1 months of supply — a fast-moving market.
21% of listings have cut prices · homes sell at 98.2% of asking — demand is running ahead of supply.
unemployment 2.9% · poverty 8.6% — a stable, low-distress profile.
Utah — researched statewide history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
The amenity base that shapes daily life and property demand in this state — what residents actually live with, and what the pipeline is adding.
Encompassing Zion, Bryce Canyon, Capitol Reef, Arches, and Canyonlands, drawing millions annually for world-class hiking, canyoneering, and red-rock scenery.
World-renowned ski hubs including Park City Mountain, Deer Valley, Snowbird, and Alta boasting famed powder snow within 45 minutes of Salt Lake City International Airport.
Home venue for the NBA's Utah Jazz and NHL's Utah Hockey Club, serving as the urban epicenter for national touring acts and live sports entertainment.
Utah maintains violent and property crime rates generally below national baselines, anchored by strong community ties and suburban family demographics, although urban centers along the Wasatch Front register regional property theft concentrations.
Utah's public school system achieves high graduation rates and solid standardized test scores, supported by robust state-level funding initiatives and major university feeder pipelines along the Wasatch Front.
Key hazards include seismic risk along the Wasatch Fault zone, localized winter windstorms, drought-induced wildfire risk in foothills and canyons, and air inversions in valley basins during winter months.
Strong economic momentum is propelled by the Silicon Slopes tech corridor, life sciences, aerospace defense, and significant state infrastructure upgrades including transit expansion along I-15.
Utah levies a flat individual income tax rate of 4.65% and county-assessed real property taxes. Primary residential properties receive a generous 45% statutory exemption on assessed value, resulting in an effective tax rate under 0.6%.
Utah is an outdoor recreation capital offering world-class skiing along the Wasatch Range, iconic red-rock landscapes across the 'Mighty 5' national parks, and extensive boating, hiking, and biking networks.
Rental demand remains firm near urban and university hubs along the Wasatch Front, though an influx of new multifamily deliveries has stabilized median rent growth and increased concessions.
Utah's economy is diversified across software and IT (Silicon Slopes), aerospace/defense, biomedical, financial services, tourism, and natural resources, producing some of the fastest GDP and job growth rates in the nation.
Utah Transit Authority (UTA) operates the FrontRunner commuter rail connecting Provo, Salt Lake City, and Ogden, complemented by TRAX light rail across the Salt Lake Valley and major highway corridors along I-15 and I-80.
Parcels are subject to school districts, water conservancy districts, mosquito abatement, and local service districts, with special assessment areas used for municipal infrastructure funding.
Property insurance remains relatively accessible compared to coastal states, though premiums have experienced upward pressure due to severe winter weather storms, hail events, and wildfire exposure along urban-wildland interfaces.
Utah maintains steady positive net in-migration from western coastal states driven by lower living costs, attractive job growth, and corporate expansions, alongside an exceptionally young natural birth rate.
Utah primarily utilizes non-judicial foreclosure under deeds of trust handled by a trustee. Following the recording of a Notice of Default, borrowers have a three-month reinstatement period prior to a minimum 20-day published notice of sale, with no post-sale statutory right of redemption.
Utah mandates seller disclosure via the Utah Real Estate Commission Seller's Property Condition Disclosure form, requiring sellers to disclose known material defects affecting the property's value or safety.
Retrieved via Census Bureau ACS profile data for the State of Utah.
Utah's housing market has transitioned from rapid appreciation into a balanced phase marked by steady annual price growth around 1.4% and an average home value of $541,692. Inventory levels have recovered modestly, giving buyers greater negotiating power while homes average roughly two months on the market. Strong local demographic fundamentals, tech-led corporate employment, and low property tax burdens continue to preserve sustained long-term asset values despite elevated interest rates.
applies when — The parcel contains covered multifamily residential dwellings designed and constructed for first occupancy after March 13, 1991 (defined as all dwelling units in buildings with 4 or more units with an elevator, or ground floor dwelling units in buildings with 4 or more units without an elevator).
Imposes mandatory physical structural criteria on the parcel improvements: (1) accessible building entrance on an accessible route, (2) accessible public and common use areas, (3) usable doors for wheelchairs, (4) accessible routes into and through each dwelling unit, (5) light switches, electrical outlets, and environmental controls in accessible locations, (6) reinforced bathroom walls for grab bar installation, and (7) usable kitchens and bathrooms permitting wheelchair maneuvering. Non-conforming improvements require mandatory structural retrofits and subject developers/owners to federal civil actions.
Fair Housing Amendments Act of 1988 (42 U.S.C. 3604(f)(3)(C)); HUD regulations at 24 CFR 100.205.
applies when — The parcel secures a residential mortgage originated before the property owner entered active military service, where the debt is enforced during or within one year after active military service.
Restricts lender foreclosure rights by nullifying any non-judicial foreclosure, sale, or seizure of the residential parcel without a court order or valid written waiver executed by the servicemember during or after active duty. Courts are empowered to stay foreclosure proceedings or adjust loan payments. Foreclosing without a court order constitutes a federal criminal misdemeanor and exposes the lender to civil damages.
50 U.S.C. 3953; codified originally as the Soldiers' and Sailors' Civil Relief Act of 1940, modernized under the Servicemembers Civil Relief Act of 2003 (Pub. L. 108-189).
applies when — The residential parcel is owned by a person or entity that has neglected or refused to pay any assessed federal tax liability (income, gift, estate, or payroll tax) after formal demand.
Under IRC § 6321, a statutory lien arises automatically as of the date of assessment and attaches to all real property owned or acquired by the taxpayer. Upon the IRS filing a Notice of Federal Tax Lien (NFTL) in local county land records under IRC § 6323, it perfects priority against subsequent purchasers, mortgagees, and judgment lien creditors. Rate and computation: The lien secures 100% of the underlying unpaid tax assessment, plus compounding interest under IRC § 6621 (the federal short-term rate plus 3 percentage points) and statutory late-payment penalties under IRC § 6651 (0.5% per month, up to a maximum cap of 25%). No parcel-level homestead exemption exists under federal law against an IRC § 7403 judicial foreclosure or tax collection lien.
Internal Revenue Code (IRC) §§ 6321, 6322, 6323.
applies when — The parcel is improved with target residential housing built before 1978 undergoing renovation, repair, or painting activities for compensation that disturb more than 6 sq. ft. of interior painted surface or 20 sq. ft. of exterior painted surface.
Legally prohibits uncertified contractors from performing qualifying physical alterations on the home. Contractors must be EPA-certified and adhere to specific lead-safe containment, containment plastic barriers, HEPA vacuuming, and cleaning verification protocols. Imposes strict recordkeeping burdens and exposes property alterations to federal administrative stop-work orders and civil fines for uncontained lead dust contamination.
Promulgated under TSCA § 402(c)(3) (15 U.S.C. 2682); codified at 40 CFR Part 745, Subpart E; fully effective April 22, 2010.
applies when — The parcel contains wetlands, streams, or waterways that meet the definition of 'Waters of the United States' (WOTUS) as delineated under the Clean Water Act.
Prohibits the discharge of dredged or fill material into jurisdictional wetlands or waters without a permit issued by the U.S. Army Corps of Engineers (USACE). Restricts residential site grading, driveway installation, structural foundation expansion, or shoreline bulkheading; unauthorized fill mandates compulsory site restoration and subjects parcel owners to civil penalties exceeding $50,000 per day under 33 U.S.C. 1319.
Federal Water Pollution Control Act (Clean Water Act), 33 U.S.C. 1344; current delineation criteria governed in accordance with Sackett v. EPA (2023) and conforming federal rulemaking (40 CFR Part 120 / 33 CFR Part 328).
applies when — The residential parcel is listed in or eligible for listing in the National Register of Historic Places, or lies within an eligible historic district, and involves an action subject to federal agency funding, permitting, licensing, or mortgage assistance (e.g., HUD/FHA, VA, USDA, or USACE permits).
Federal agencies must assess adverse effects on historic resources prior to approving loans, grants, or permits. Parcel alterations, demolitions, or rehabilitation programs that receive federal assistance are subjected to binding Section 106 consultation with the State Historic Preservation Officer (SHPO) and must adhere to the Secretary of the Interior's Standards for the Treatment of Historic Properties, restricting unapproved structural modifications or exterior elevation changes.
National Historic Preservation Act of 1966 (54 U.S.C. 306108, formerly 16 U.S.C. 470f); regulations codified at 36 CFR Part 800.
applies when — The parcel is being purchased or refinanced using FHA-insured Title II financing under the National Housing Act.
Restricts financing eligibility based on parcel and structural criteria: (1) County Loan Limits cap the maximum insurable mortgage balance per parcel based on local median housing costs (ranging from a federal statutory floor of 65% of the national conforming limit up to a statutory ceiling of 150%). (2) Imposes mandatory HUD Minimum Property Standards (MPS; HUD Handbook 4000.1 / 24 CFR Part 200) requiring mandatory appraisal repair escrows or seller cures for deficiencies regarding structural soundness, safety, soil stability, drainage, well/septic separation buffers, and lead paint encapsulation before loan endorsement.
National Housing Act of 1934, as amended (12 U.S.C. 1709); annual loan limit updates promulgated under the Housing and Economic Recovery Act of 2008 (HERA).
applies when — The parcel constitutes a U.S. Real Property Interest (USRPI) transferred or disposed of by a 'foreign person' (non-resident alien individual, foreign corporation, foreign partnership, or foreign trust/estate).
Imposes an absolute statutory obligation on the transferee/buyer to withhold gross tax from the total amount realized (purchase price) upon disposition and remit it to the IRS within 20 days using Forms 8288 and 8288-A. Rate structure and formula: Base statutory withholding rate is 15% of the gross sales price. Residential personal residence exemption computation: (1) If the gross sales price does not exceed $300,000 AND the buyer (or family member) intends to use the parcel as a personal residence for at least 50% of days used during each of the first two 12-month periods, the withholding rate is 0%. (2) If the gross sales price exceeds $300,000 but does not exceed $1,000,000 and meets the same personal residence test, the withholding rate is reduced to 10% of the gross sales price. (3) For all sales exceeding $1,000,000, or where the buyer does not satisfy the personal residence requir
Internal Revenue Code (IRC) § 1445; enacted via the Foreign Investment in Real Property Tax Act of 1980, with standard rate increased from 10% to 15% pursuant to the PATH Act of 2015.
applies when — The parcel is improved with 'target housing,' defined as any residential dwelling constructed prior to 1978, except housing for the elderly or persons with disabilities (unless a child under age 6 resides or is expected to reside there) or 0-bedroom dwellings.
Before a purchaser or lessee becomes obligated under any contract to buy or lease, the seller or landlord must: (1) provide an EPA-approved lead hazard information pamphlet ('Protect Your Family From Lead In Your Home'), (2) disclose any known lead-based paint or hazards and provide all available records/evaluations, (3) attach a federal Lead Warning Statement and disclosure certification to the contract, and (4) afford buyers a mandatory 10-day mutual inspection period (waivable in writing) to conduct a risk assessment. Failure to comply exposes violators to civil liability, statutory treble damages, and administrative penalties up to statutory maximums per violation.
Enacted under Title X of the Housing and Community Development Act of 1992 (42 U.S.C. 4852d), implemented jointly by EPA and HUD at 40 CFR Part 745 / 24 CFR Part 35.
applies when — The parcel contains an insurable improved structure or manufactured home located within a FEMA-designated Special Flood Hazard Area (SFHA; 100-year floodplain / 1% annual chance of flood, Zones A or V) in a participating NFIP community, securing a loan made, increased, extended, or renewed by a federally regulated lender or federal agency lender.
Mandates the continuous purchase and maintenance of flood insurance coverage for the term of the mortgage in an amount at least equal to the lesser of: (1) the outstanding principal balance of the loan, (2) the maximum insurable value under the NFIP ($250,000 for residential 1–4 family structures), or (3) the maximum insurable replacement cost value of the structure. If the borrower fails to maintain coverage, the lender must force-place flood insurance at the borrower's expense.
Enacted under the Flood Disaster Protection Act of 1973 (42 U.S.C. 4012a), significantly strengthened by the National Flood Insurance Reform Act of 1994 and the Biggert-Waters Flood Insurance Reform Act of 2012.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.
No recorded foreclosure notices for Utah yet. Counties ingest on the scheduled rotation — absence here reads as no recorded notices, not as verified zero distress.