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City · 53,290 residents · Utah County, Utah

Eagle Mountain , Utah

In Eagle Mountain, a typical home is worth $518,100 and typical rent is $2,020 a month. Compared with all of Utah County, typical rent is 31% higher, typical household income is 13% higher, and the share of households that own their home is 16 points higher.

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  • Typical home value

    $518,100

    4% below the county

    6% above Utah

    • Eagle Mountain
    • Utah
    • Utah

  • Typical rent

    $2,020a month

    31% above the county

    35% above Utah

    • Eagle Mountain
    • Utah
    • Utah

  • Typical household income

    $113,648a year

    13% above the county

    19% above Utah

    • Eagle Mountain
    • Utah
    • Utah

  • Households that own their home

    85%

    16 points above the county

    14 points above Utah

    • Eagle Mountain
    • Utah
    • Utah

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$505,223
0.6% less than 12 months ago
Typical rent
$2,301 a month
3.4% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Eagle Mountain is in Utah County. The FHA loan limit ($601,450 for a one-unit home), the fair market rents and the help on this page are those of all of Utah County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Eagle Mountain apart

What this place has that others do not, from public data, most unusual first.

  1. 85% of households in Eagle Mountain own their home, against 68% in Utah County.

  2. The typical rent in Eagle Mountain is $2,020 a month, 31% more than in Utah County as a whole ($1,541).

  3. Nearby, in American Fork, the typical rent is $1,697: 16% less than in Eagle Mountain ($2,020).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Eagle Mountain

What homes there are in Eagle Mountain, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Eagle Mountain, 8 in 10 homes are single-family detached houses; in Utah County, 6.

Year built

The typical home in Eagle Mountain was built in 2012, 11 years after the typical one in Utah County.

In Eagle Mountain, 97% of homes have 3 bedrooms or more, more than in Utah County (78%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,172 a month

Utah County: $2,115 a month

Without a mortgage

$483 a month

Utah County: $570 a month

Owners with a mortgage

87%

Utah County: 73%

The typical cost for an owner with a mortgage in Eagle Mountain is $2,172 a month, near the figure in Utah County ($2,115).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Eagle Mountain rose 85% since 2015–2019, more than in Utah County (76%).

The typical rent in Eagle Mountain rose 28% over the same time; in Utah County, it rose 45%.

To compare: typical income in Eagle Mountain rose 36%; the home, +85%; the rent, +28%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureEagle MountainUtah CountyUtahUnited States
Rental vacancy Unreliable estimate2.7%5.5%5.5%
Homeowner vacancy Unreliable estimate0.6%0.6%0.9%
More than one person per room 5.3%3.9%3.1%3.4%
People per household 4.183.392.972.53
Drive alone 68%65%67%69%
Carpool 9%10%10%9%
Public transit Unreliable estimate2%2%3%
Walk or bike 1%3%3%3%
Work from home 22%19%18%15%
Other means Unreliable estimate1%1%2%
Typical commute 30 to 39 minutesUnreliable estimateUnreliable estimate20 to 29 minutes

More households are short on space in Eagle Mountain: 5.3% have more than one person per room; in Utah County, 3.9%.

Households in Eagle Mountain are bigger: 4.18 people on average; in Utah County, 3.39.

Many people here do not commute at all: 22% work from home; in Utah County, 19%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Eagle Mountain?

A typical home costs more than the typical income allows

We start with a typical home in Eagle Mountain, worth $518,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Eagle Mountain, which is $113,648 a year. For that payment to be 28% of income, a household would need to earn about $174,724 a year.

The calculator's FHA and conventional loan limits are those of all of Utah County.

Your numbers

Local data
$

Starts at the typical home value in Eagle Mountain. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $18,134 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,077

at 7.18% · 30 years

Loan amount
$508,715
Total interest
$731,922
Paid off in
November 2056

Includes $8,749 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,652 a month

  • Tight

    $2,652 to $3,409 a month

  • Hard

    more than $3,409 a month

    Your payment · 43%

Compared with the typical household income in Eagle Mountain ($113,648 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,077
Principal & interest$3,446
Property tax$186
Home insurance$216
FHA mortgage insurance (MIP)$229

You need at least $18,134 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Eagle Mountain and Utah County

Eagle Mountain is in Utah County, Utah. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Eagle Mountain's own numbers

Typical home value
$518,100
Typical monthly rent
$2,020
Typical yearly household income
$113,648
Households that own their home
85%
Effective property tax rate
0.43%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Utah County

FHA limit, one-unit home
$601,450
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,363
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
0.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Utah County.

Everything about Utah County

Buying

Buying a home in Eagle Mountain

A typical home in Eagle Mountain is worth $518,100: 4% below the county and 6% above Utah. With the typical household income in Eagle Mountain ($113,648 a year), a typical home costs 4.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Eagle Mountain 4.6 years
  • Utah 5.4 years
  • Utah 5.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Utah County

According to FHFA’s house price index, home prices in Utah County rose 119% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Utah County.

Period County Utah U.S.
Last year (2025) +2.8% +2.4% +2.9%
5 years (2020–2025) +54% +53% +47%
10 years (2015–2025) +119% +121% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Eagle Mountain next to Utah County, Utah and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Eagle Mountain $518,100
  • Utah $538,700
  • Utah $489,400
  • United States $332,700
Typical monthly rent
  • Eagle Mountain $2,020
  • Utah $1,541
  • Utah $1,496
  • United States $1,413
Typical yearly household income
  • Eagle Mountain $113,648
  • Utah $100,671
  • Utah $95,166
  • United States $80,734
See the full table
Eagle Mountain next to Utah County and Utah
Measure Eagle Mountain Utah County Utah U.S.
Typical home value $518,100 $538,700 $489,400 $332,700
Typical monthly rent $2,020 $1,541 $1,496 $1,413
Typical yearly household income $113,648 $100,671 $95,166 $80,734
Households that own their home 85% 68% 70% 65%
Typical yearly property tax $2,233 $2,370 $2,525 $3,119
Effective property tax rate 0.43% 0.44% 0.52% 0.94%
Renters with high rent for their income 43% 45% 47% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Utah County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Eagle Mountain

For a typical $518,100 home in Eagle Mountain, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Eagle Mountain's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,077a month

    Least cash to close
    Down payment
    $18,134
    Cash to close
    $33,677
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $229

  • Conventional, 5% down $3,982a month

    Down payment
    $25,905
    Cash to close
    $41,448
    Rate
    7.18%
    Mortgage insurance
    PMI · $246

  • Conventional, 20% down, no PMI $3,209a month

    Down payment
    $103,620
    Cash to close
    $119,163
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,688a month

    Down payment
    $77,715
    Cash to close
    $93,258
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Eagle Mountain and for Utah County.

Property tax

Effective rate in Eagle Mountain

0.43%of the home’s value each year

$2,233 a year for the typical owner in Eagle Mountain.

  • Eagle Mountain 0.43%
  • Utah 0.44%
  • Utah 0.52%

What Utah publishes Primary residential exemption (45 percent of value) (Utah State Legislature (Utah Code))

Exemptions and deadlines in Utah

Flood risk in Utah County

FEMA does not publish these numbers by city: they are for all of Utah County.

Homes in the high-risk zone
0.5%
886
Of those, with NFIP insurance
27%
County Utah U.S.
Homes in the high-risk zone 0.5% 0.8% 3.5%
Of those, with NFIP insurance 27% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Eagle Mountain

Typical rent in Eagle Mountain is $2,020 a month: 31% above the county. In Eagle Mountain, 43% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Utah County, by unit size. To pay the 2-bedroom one ($1,363 a month) without spending more than 30% of your income, you would need to earn $26.21 an hour working full time.

HUD fair market rent for all of Utah County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,186 $22.81 $47,440
1 bedroom $1,192 $22.92 $47,680
2 bedrooms $1,363 $26.21 $54,520
3 bedrooms $1,887 $36.29 $75,480
4 bedrooms $2,278 $43.81 $91,120

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Eagle Mountain

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Eagle Mountain is in ZIP code 84005.

For 2 bedrooms it is $1,770: $407 more than the fair market rent for Utah County ($1,363).

  • 84005 $1,770$2,450

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Eagle Mountain when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Eagle Mountain

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Utah County; 1 says it serves in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Eagle Mountain

No down payment, repair or rent-help program on our list is for Eagle Mountain or Utah County. The ones below are statewide in Utah: they work in Eagle Mountain the same as in the rest of the state.

Which programs do I qualify for? All programs in Utah

  • Utah Housing Down Payment Assistance Second Mortgage

    Statewide in Utah

    Utah state agency second mortgage for the down payment or closing costs alongside its first mortgage: up to 6% of the loan with monthly payments, or up to 3.5% at 3.5% with deferred interest and no payments; capped at $27,500. Offered by Utah Housing Corporation (UHC).

    RepayableDeferred

    See the program Official page

  • First-time Homebuyer Assistance Program

    Statewide in Utah

    Utah state loan, run by Utah Housing, of up to $20,000 with no interest or monthly payments for the down payment, closing costs or a lower rate; only for first-time buyers of a newly built home with a Utah Housing mortgage. Offered by Utah Housing Corporation (UHC).

    Deferred

    See the program Official page

Housing counselors near Eagle Mountain

The HUD-approved agencies closest to the center of Eagle Mountain, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Neighborworks Mountain Country Home Solutions

    1031 W Center St Ste 302, Orem · 15 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (801) 375-5820

  • Community Action Services

    815 S Freedom Blvd, Provo · 19 miles away · Spanish

    Also serves in Vietnamese.

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (801) 373-8200

  • Utah State University-Salt Lake County Extension

    2001 South State Street, Salt Lake City · 29 miles away

    • Homebuyer education workshops
    (385) 468-4830

Every agency in Utah County All counseling agencies in Utah

Help in Spanish near Eagle Mountain

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Eagle Mountain

HUD’s record names them for Eagle Mountain or Utah County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Utah County Public housing and Section 8 vouchers (801) 373-8333

One other authority has an office in Utah County: see the list Source: HUD

Cities

Other cities in Utah County

These cities are also in Utah County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Utah County Housing in Utah
See 5 more cities in Utah County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Eagle Mountain, with the typical home value.

Neighboring counties

If Utah County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Eagle Mountain.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Eagle Mountain

Short answers with the numbers for Eagle Mountain and all of Utah County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Eagle Mountain?

The typical home value in Eagle Mountain is $518,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Utah County it is $538,700.

How much does it cost to rent in Eagle Mountain?

Typical rent in Eagle Mountain is $2,020 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Utah County is $1,363.

What is the FHA loan limit in Eagle Mountain?

Eagle Mountain uses the FHA limit for all of Utah County (2026): $601,450 for a one-unit home and $1,156,650 for a four-unit home.

How much property tax do owners pay in Eagle Mountain?

The typical homeowner in Eagle Mountain pays $2,233 a year, according to the U.S. Census Bureau. That is 0.43% of the home’s value; in Utah County, the rate is 0.44%.

Where can I find free help to buy or rent in Eagle Mountain?

There are 2 HUD-approved counseling agencies with an office in Utah County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).