Real Estate Investing in Park City, Utah (84098)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 84098 (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: 32.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.9 — hard to cash-flow at these prices.
What’s happening in Park City, UT (84098)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 84098 Park City
Investors eyeing 84098 need to respect the fundamentals at play. Home values of $1.4M come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.4M asset, 84098 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within UT, ZIP 84098 trails on several market indicators that neighboring Summit County submarkets outperform. The gap is real and impressive enough to shape underwriting.
From a cash-flow lens, 20,311 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 84098 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 Park City:
Property Strategy for 84098
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $464,454 | $2,400 | 3.7% | +7.7% | $464,454 |
| 2BR | $778,895 | $2,780 | 2.6% | +8.9% | $389,447 |
| 3BR | $1,208,952 | $3,760 | 2.2% | +8.9% | $402,984 |
| 4BR | $1,831,535 | $4,440 | 1.7% | — | $457,884 |
| 5BR | $2,655,065 | — | — | +10.5% | $531,013 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 84098 Compare?
| Metric | 84098 | Park City | Heber, UT | Utah |
|---|---|---|---|---|
| Home Value | $1,354,346 | $1,763,003 | N/A | $530,173 |
| 5-Year CAGR | 4.4% | 6.4% | N/A | 7.0% |
| Avg Rent | $3,651 | $3,328 | N/A | - |
| Cap Rate | 2.1% | 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 84098 (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 | $1,354,346 |
| Monthly Rent | $3,651 |
| Price-to-Rent | 30.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | -6.0% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 84098
Population: 20,311
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 84098
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
What is it like being a landlord in Park City, UT?
For rental operators, Park City, UT rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the tenant pool like in Park City, UT?
The renter base in Park City, UT is reasonable for the $3,651/mo price point. Screening well and pricing to market typically yields consistent tenants.
Are homes affordable in Park City, UT?
The median home value in Park City, UT is roughly $1.4M. That puts it reasonable relative to the UT statewide average.
Is Park City, UT a good market for FHA house hackers?
House hacking works a tougher in Park City, UT. Rents of $3,651/mo against $1.4M acquisition make the strategy solid for owner-occupants.
How does Park City, UT stack up for property investment?
Investors tracking Park City, UT will find a 3.0/5 rating supported by $1.4M median home values and $3,651/mo rents. That profile suits long-term holders targeting reliable returns.
You know 84098 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 84098 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 84098 ranks in Heber, UT
Every ZIP in this metro, ranked. Free.
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