Real Estate Investing in Park City, Utah (84060)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84060 (Park City, UT)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 66.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 60.2 — hard to cash-flow at these prices.
What’s happening in Park City, UT (84060)?
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Market Analysis: 84060 Park City
The 84060 ZIP covers a section of Park City that demands careful diligence. Prices near $2.2M look accessible, but the work to make a deal cash flow is real.
Rent of $3,005/mo on a $2.2M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 84060 sits below the stated 0.0% once reality is priced in.
In practical terms, 84060 offers a low basis, the region around Park City has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 84060 includes headwinds that any investor should price in. Income distribution skews lower than Park City averages, and tenant stability requires active management.
Distressed ZIPs reward experience. sturdy returns are possible in 84060, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Park City:
Property Strategy for 84060
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $672,692 | $1,880 | 2.0% | +11.8% | $672,692 |
| 2BR | $1,269,507 | $2,180 | 1.2% | +11.4% | $634,753 |
| 3BR | $2,215,556 | $2,950 | 1.0% | +12.8% | $738,519 |
| 4BR | $3,655,544 | $3,480 | 0.7% | +13.2% | $913,886 |
| 5BR | $5,949,115 | — | — | +12.9% | $1,189,823 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84060 Compare?
| Metric | 84060 | Park City | Heber, UT | Utah |
|---|---|---|---|---|
| Home Value | $2,171,661 | $1,763,003 | N/A | $530,173 |
| 5-Year CAGR | 8.5% | 6.4% | N/A | 7.0% |
| Avg Rent | $3,005 | $3,328 | N/A | - |
| Cap Rate | 1.1% | 1.6% | - | - |
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 84060 (Park City, UT). Anonymous, moderated, never written by AI.
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Property managers serving Summit County
Manage rentals here? List your business →Sea To Ski specializes in non-rental luxury home and HOA management in Park City, offering local expertise and a proactive approach for effortless ownership. summary from their website
Nestwell Property Management is a top-rated property management company in Utah, offering services like property inspections, accounting, tenant screening, and rental marketing. summary from their website
Ptarmigan Property Services is a top property management company. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $2,171,661 |
| Monthly Rent | $3,005 |
| Price-to-Rent | 60.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.7% |
| Cap Rate | 1.1% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +8.5% ▲ |
| 10-Year CAGR | +9.6% ▲ |
🏠 Rent Trends
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.1%). 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 84060
Population: 8,575
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 84060
Schools in This ZIP Code
About Repit School Scores
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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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What kind of vacancy should I budget for in Park City, UT?
Occupancy in Park City, UT runs reliable with elevated vacancy. Well-priced units at $3,005/mo lease on reasonable timelines.
What is the smart move for investors in Park City, UT?
Most investors in Park City, UT run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the tenant pool like in Park City, UT?
Expect a solid tenant pool in Park City, UT. The rental market absorbs $3,005/mo rents without meaningful friction.
Does house hacking work in Park City, UT?
House hacking in Park City, UT is reasonable to execute. Prices around $2.2M and rents of $3,005/mo solid owner-occupant economics.
How do home values compare in Park City, UT?
In Park City, UT the median home value sits at $2.2M. Against the broader UT market, that reads as reasonable for most investors.
You know 84060 now. You don’t know where it ranks.
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How 84060 ranks in Heber, UT
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