Real Estate Investing in Heber City, Utah (84032)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84032 (Heber City, UT)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
What’s happening in Heber City, UT (84032)?
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Market Analysis: 84032 Heber City
Investors eyeing 84032 need to respect the fundamentals at play. Home values of $854K come alongside slower price movement and elevated management overhead.
The investment case in 84032 is notable only for operators who understand what they are buying. A $854K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within UT, ZIP 84032 trails on several market indicators that neighboring Wasatch County submarkets outperform. The gap is real and solid enough to shape underwriting.
Resident income in 84032 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 84032 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Heber City:
Property Strategy for 84032
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $614,178 | $1,650 | 1.9% | +10.6% | $307,089 |
| 3BR | $743,125 | $2,290 | 2.2% | +9.0% | $247,708 |
| 4BR | $1,086,839 | $2,770 | 1.8% | +9.0% | $271,710 |
| 5BR | $1,182,258 | — | — | +9.7% | $236,452 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84032 Compare?
| Metric | 84032 | Heber City | Heber, UT | Utah |
|---|---|---|---|---|
| Home Value | $854,154 | $854,154 | N/A | $530,173 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 7.0% |
| Avg Rent | $2,753 | $2,753 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 84032 (Heber City, UT). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $854,154 |
| Monthly Rent | $2,753 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | +15.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 84032
Population: 25,328
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 84032
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
How strong is Heber City, UT for real estate investors?
With a 3.0/5 investability score, Heber City, UT ranks as a solid market for rental property investors. Median prices of $854K and rents of $2,753/mo drive the underlying numbers.
How deep is the rental pool in Heber City, UT?
Tenant demand in Heber City, UT is solid. The local workforce $2,753/mo rents across most rental classes.
How much is rent in Heber City, UT?
Rent in Heber City, UT is around $2,753/mo. The resulting rent-to-value relationship with $854K pricing is reasonable for most investor models.
What is the rental occupancy rate in Heber City, UT?
Vacancy in Heber City, UT is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,753/mo.
What is the average home sale price in Heber City, UT?
In Heber City, UT the median home value sits at $854K. Against the broader UT market, that reads as reasonable for most investors.
You know 84032 now. You don’t know where it ranks.
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How 84032 ranks in Heber, UT
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