{"area":{"county":"Salt Lake County","state":"UT","stateName":"Utah","slug":"salt-lake-ut","metro":"Salt Lake City, UT HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":462138},{"date":"2021-07-01","value":490067},{"date":"2021-10-01","value":512320},{"date":"2022-01-01","value":539622},{"date":"2022-04-01","value":553735},{"date":"2022-07-01","value":525700},{"date":"2022-10-01","value":522446},{"date":"2023-01-01","value":515916},{"date":"2023-04-01","value":519889},{"date":"2023-07-01","value":534601},{"date":"2023-10-01","value":530863},{"date":"2024-01-01","value":542107},{"date":"2024-04-01","value":546045},{"date":"2024-07-01","value":552567},{"date":"2024-10-01","value":563918},{"date":"2025-01-01","value":560052},{"date":"2025-04-01","value":566026},{"date":"2025-07-01","value":565763},{"date":"2025-10-01","value":567251},{"date":"2026-01-01","value":569686},{"date":"2026-04-01","value":567109}],"latest":567109,"yoy":0.19133396699091562,"fiveYr":22.714210906698863,"sinceStart":696.3895520292094,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1615}],"latest":1615,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":97494,"population":1196523,"povertyRate":8.14270480310996,"medianHomeValue":525700,"medianGrossRent":1592,"medianPropertyTax":2836},"hud":{"county":"Salt Lake County","year":"2027","perUnit":1615,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Utah","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":14705,"ratePer100k":207.76206418710424},"propertyCrime":{"total":86082,"ratePer100k":1216.2240060764575},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":29.3,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":4.179293032363329,"rentCagr":3,"cashFlow":{"price":567109,"monthlyRent":1615,"grossRent":1615,"downPct":20,"ratePct":6.75,"units":1,"state":"UT","down":113421.8,"loan":453687.2,"mortgagePI":2942.6065435736336,"monthlyTax":254.7264591666667,"taxRatePct":0.539,"taxRateSource":"Census ACS county effective rate 0.54% ($2,836 tax ÷ $525,700 ACS median), applied to current value","monthlyInsurance":236.29541666666668,"insuranceRatePct":0.5,"insuranceBasis":"Insurance: state-level estimate (UT avg 0.5%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":80.75,"egi":1534.25,"mgmtPct":10,"monthlyMgmt":161.5,"maintenancePct":5,"monthlyMaint":80.75,"capexPct":5,"monthlyCapex":80.75,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":814.0218758333334,"noi":720.2281241666666,"totalExpenses":3756.628419406967,"cashFlow":-2222.378419406967,"annualCf":-26668.541032883608,"cocReturn":-23.51271187098389,"capRate":1.5239993528580924},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-2343.5034194069667,"delta":-121,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-2270.828419406967,"delta":-48,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-2281.4522735736336,"delta":-59,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-2688.1722962870604,"delta":-466,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −12.0% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2008-01-01 → 2009-01-01, applied to rent","cashFlow":-2367.490669669848,"delta":-145,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-2688.1722962870604,"baselineCashFlow":-2222.378419406967,"framing":"underwater","confidenceLabel":"verified","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":4.179293032363329,"rentCagr":3,"totalRentPaid":148498.51706446602,"totalCashOutlay":452925.4056593162,"insuranceBasis":"Insurance: state-level estimate (UT avg 0.5%/yr)","homeValueAfter":755329.38611342,"equityBuilt":343438.2404986785,"netCostOfBuying":222908.9651606377,"buyingCheaper":false,"savings":74410.44809617166},"priceToIncome":{"ratio":5.816860524750241,"price":567109,"medianIncome":97494,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.539,"countyTaxSource":"Census ACS county effective rate 0.54% ($2,836 tax ÷ $525,700 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":567109,"secondary":525700,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.08,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1615,"secondary":1592,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.01,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.08,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":525700,"high":567109}},"rent":{"label":"verified","ratio":1.01,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1592,"high":1615}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 4.2%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.08,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":525700,"high":567109}},"rent":{"label":"verified","ratio":1.01,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1592,"high":1615}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Salt Lake County, UT is appreciation-driven for owning: at a 29.3x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Salt Lake County, UT a good rental market?","a":"Tough for cash flow. At 29.3x, Salt Lake County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Salt Lake County?","a":"The typical home value in Salt Lake County is about $567,109 (county-level, Census ACS & FHFA metro HPI), up 0.2% year-over-year, and up 22.7% over five years."},{"q":"What is the median rent in Salt Lake County?","a":"The typical rent in Salt Lake County is about $1,615/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Salt Lake County?","a":"Over a 7-year horizon, renting is cheaper in Salt Lake County by about $74,410 — buying only pays off if prices appreciate faster than projected."},{"q":"Is Salt Lake County affordable for homebuyers?","a":"Salt Lake County's median home value is 5.8x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Salt Lake County?","a":"Salt Lake County's effective property tax rate is about 0.54% of home value (Census ACS county effective rate 0.54% ($2,836 tax ÷ $525,700 ACS median), applied to current value), which on a $567,109 median home is roughly $255/mo."}],"takeaways":["The median home value in Salt Lake County, UT was $567,109 as of April 2026, up 0.2% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Salt Lake County, UT was $1,615/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Salt Lake County, UT has a price-to-rent ratio of 29.3 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=salt-lake-ut","url":"https://areal.studio/functions/getCountyReport?slug=salt-lake-ut"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T08:52:19.717Z","homeValueBasis":"FHFA metro HPI (quarterly, Salt Lake City, UT HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Salt Lake City, UT HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":567109,"countyFmr":1615,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Salt Lake City, UT HUD Metro FMR Area"},"links":{"stateDir":"UT","stateName":"Utah","cityPages":[{"city":"Salt Lake City","state":"UT"}],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}