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City · 7,952 residents · Cache County, Utah

Nibley , Utah

In Nibley, a typical home is worth $461,100 and typical rent is $1,667 a month. Compared with all of Cache County, typical rent is 37% higher, typical household income is 32% higher, and the share of households that own their home is 30 points higher.

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  • Typical home value

    $461,100

    4% above the county

    6% below Utah

    • Nibley
    • Cache
    • Utah

  • Typical rent

    $1,667a month

    37% above the county

    11% above Utah

    • Nibley
    • Cache
    • Utah

  • Typical household income

    $108,072a year

    32% above the county

    14% above Utah

    • Nibley
    • Cache
    • Utah

  • Households that own their home

    94%

    30 points above the county

    24 points above Utah

    • Nibley
    • Cache
    • Utah

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

Market now, with Zillow data

Zillow data
Typical home value
$485,467
0.7% more than 12 months ago

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

Nibley is in Cache County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Cache County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Nibley apart

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

  1. 94% of households in Nibley own their home, against 64% in Cache County.

  2. The typical rent in Nibley is $1,667 a month, 37% more than in Cache County as a whole ($1,213).

  3. Nearby, in Logan, the typical rent is $1,149: 31% less than in Nibley ($1,667).

  4. The typical household income in Nibley is $108,072, 32% more than in Cache County as a whole ($81,665).

  5. Nearby, in Logan, the typical home value is $383,600: 17% less than in Nibley ($461,100).

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

The homes here

Housing in Nibley

What homes there are in Nibley, 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 Nibley, 9 in 10 homes are single-family detached houses; in Cache County, 6.

Year built

The typical home in Nibley was built in 2007, 15 years after the typical one in Cache County.

In Nibley, 93% of homes have 3 bedrooms or more, more than in Cache County (73%).

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

$1,849 a month

Cache County: $1,795 a month

Without a mortgage

$484 a month

Cache County: $526 a month

Owners with a mortgage

77%

Cache County: 65%

The typical cost for an owner with a mortgage in Nibley is $1,849 a month, near the figure in Cache County ($1,795).

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 Nibley rose 76% since 2015–2019, less than in Cache County (88%).

Rents in Nibley rose faster than in Cache County: 58% since 2015–2019, against 51%.

Housing prices ran ahead of income in Nibley: typical income rose 18%, against +76% for home values and +58% for rent.

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

MeasureNibleyCache CountyUtahUnited States
Rental vacancy Unreliable estimate3.9%5.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.6%0.9%
More than one person per room Unreliable estimate3.5%3.1%3.4%
People per household 3.623.052.972.53
Drive alone 74%68%67%69%
Carpool 9%9%10%9%
Public transit Unreliable estimate2%2%3%
Walk or bike Unreliable estimate5%3%3%
Work from home 16%14%18%15%
Other means Unreliable estimate1%1%2%
Typical commute 10 to 19 minutes10 to 19 minutesUnreliable estimate20 to 29 minutes

On average, a household in Nibley has 3.62 people, more than in Cache County (3.05).

To get to work, 74% of workers in Nibley drive alone; in Cache County, 68%.

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 Nibley?

A typical home costs more than the typical income allows

We start with a typical home in Nibley, worth $461,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Nibley, which is $108,072 a year. For that payment to be 28% of income, a household would need to earn about $155,501 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Nibley. 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 $16,139 (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

$3,628

at 7.18% · 30 years

Loan amount
$452,748
Total interest
$651,398
Paid off in
November 2056

Includes $7,787 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,522 a month

  • Tight

    $2,522 to $3,242 a month

  • Hard

    more than $3,242 a month

    Your payment · 40%

Compared with the typical household income in Nibley ($108,072 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,628
Principal & interest$3,067
Property tax$165
Home insurance$192
FHA mortgage insurance (MIP)$204

You need at least $16,139 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

Nibley and Cache County

Nibley is in Cache 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).

Nibley's own numbers

Typical home value
$461,100
Typical monthly rent
$1,667
Typical yearly household income
$108,072
Households that own their home
94%
Effective property tax rate
0.43%

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

Numbers for all of Cache County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,265
Price change over 5 years (FHFA)
+59%
Homes in a high flood-risk zone
2.1%

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 Cache County.

Everything about Cache County

Buying

Buying a home in Nibley

A typical home in Nibley is worth $461,100: 4% above the county and 6% below Utah. With the typical household income in Nibley ($108,072 a year), a typical home costs 4.3 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.

  • Nibley 4.3 years
  • Cache 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 Cache County

According to FHFA’s house price index, home prices in Cache County rose 130% in the 10 years through 2025.

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

Period County Utah U.S.
Last year (2025) +2.0% +2.4% +2.9%
5 years (2020–2025) +59% +53% +47%
10 years (2015–2025) +130% +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

Nibley next to Cache 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
  • Nibley $461,100
  • Cache $444,400
  • Utah $489,400
  • United States $332,700
Typical monthly rent
  • Nibley $1,667
  • Cache $1,213
  • Utah $1,496
  • United States $1,413
Typical yearly household income
  • Nibley $108,072
  • Cache $81,665
  • Utah $95,166
  • United States $80,734
See the full table
Nibley next to Cache County and Utah
Measure Nibley Cache County Utah U.S.
Typical home value $461,100 $444,400 $489,400 $332,700
Typical monthly rent $1,667 $1,213 $1,496 $1,413
Typical yearly household income $108,072 $81,665 $95,166 $80,734
Households that own their home 94% 64% 70% 65%
Typical yearly property tax $1,986 $2,011 $2,525 $3,119
Effective property tax rate 0.43% 0.45% 0.52% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Cache 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 Nibley

For a typical $461,100 home in Nibley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Nibley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,628a month

    Least cash to close
    Down payment
    $16,139
    Cash to close
    $29,972
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $204

  • Conventional, 5% down $3,544a month

    Down payment
    $23,055
    Cash to close
    $36,888
    Rate
    7.18%
    Mortgage insurance
    PMI · $219

  • Conventional, 20% down, no PMI $2,856a month

    Down payment
    $92,220
    Cash to close
    $106,053
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,283a month

    Down payment
    $69,165
    Cash to close
    $82,998
    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 Nibley and for Cache County.

Property tax

Effective rate in Nibley

0.43%of the home’s value each year

$1,986 a year for the typical owner in Nibley.

  • Nibley 0.43%
  • Cache 0.45%
  • 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 Cache County

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

Homes in the high-risk zone
2.1%
740
Of those, with NFIP insurance
5.8%
County Utah U.S.
Homes in the high-risk zone 2.1% 0.8% 3.5%
Of those, with NFIP insurance 5.8% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Nibley

Typical rent in Nibley is $1,667 a month: 37% above the county.

HUD publishes a fair market rent for all of Cache County, by unit size. To pay the 2-bedroom one ($1,265 a month) without spending more than 30% of your income, you would need to earn $24.33 an hour working full time.

HUD fair market rent for all of Cache 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 $961 $18.48 $38,440
1 bedroom $967 $18.60 $38,680
2 bedrooms $1,265 $24.33 $50,600
3 bedrooms $1,752 $33.69 $70,080
4 bedrooms $2,104 $40.46 $84,160

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 Nibley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Nibley is in ZIP code 84321.

For 2 bedrooms it is $1,230: $35 less than the fair market rent for Cache County ($1,265).

  • 84321 $1,230$1,700

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Nibley 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 Nibley

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 is 1 HUD-approved agency with an office in Cache County; none says it serves in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Nibley

No down payment, repair or rent-help program on our list is for Nibley or Cache County. The ones below are statewide in Utah: they work in Nibley 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 Nibley

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

  • Utah State University - Family Life Center - HFC

    6435 Old Main Hill, Logan · 6 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (435) 797-7224

  • Utah State University-Weber County Extension

    1181 North Fairgrounds Drive, Ogden · 28 miles away

    • Homebuyer education workshops
    801-399-8200-8013

  • Community Development Corporation of Utah

    501 E 1700 S, Salt Lake City · 65 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    801-994-7222x200

Every agency in Cache County All counseling agencies in Utah

Help in Spanish near Nibley

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 Nibley

In HUD’s record, no housing authority with an office in Cache County is named for Nibley or Cache County.

2 other authorities have an office in Cache County: see the list Source: HUD

Cities

Other cities in Cache County

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

Everything about Cache County Housing in Utah

Nearby cities

The cities closest to Nibley, with the typical home value.

Neighboring counties

If Cache 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 Nibley.

All guides
A father, a mother and their daughter smile among the avocado trees by their home in Somis, California.

Questions

Housing questions about Nibley

Short answers with the numbers for Nibley and all of Cache 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 Nibley?

The typical home value in Nibley is $461,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Cache County it is $444,400.

How much does it cost to rent in Nibley?

Typical rent in Nibley is $1,667 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Cache County is $1,265.

What is the FHA loan limit in Nibley?

Nibley uses the FHA limit for all of Cache County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Nibley?

The typical homeowner in Nibley pays $1,986 a year, according to the U.S. Census Bureau. That is 0.43% of the home’s value; in Cache County, the rate is 0.45%.

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

There is 1 HUD-approved counseling agency with an office in Cache County. 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).