Renting · Section 8
Data from November 2026
Renting in Utah County, Utah
Utah County has a HUD fair market rent of $1,363 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,541 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $26.21 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,363
- a month, HUD, Fiscal year 2027
- 9% less than in Utah
- Typical rent
- $1,541
- a month, Census, Average 2020–2024
- 3% more than in Utah
- Wage needed
- $26.21
- an hour, 2 bedrooms
- Or $54,520 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 45%
- spend 30% or more of income on rent
- 4% less than in Utah
Only here
Renting in Utah County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Carbon County, the typical rent is $870: 44% less than in Utah County ($1,541).
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Utah County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Utah County was $1,773 a month in September 2026: 1.8% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| 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 |
HUD area: Provo-Orem-Lehi, UT MSA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 25 ZIP codes in Utah County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,320 in 84057 to $1,980 in 84045. 14 ZIP codes are above the county's fair market rent ($1,363).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 84003 | Provo-Orem-Lehi, UT | $1,360 | $1,360 | $1,560 | $2,160 | $2,610 |
|---|---|---|---|---|---|---|
| 84004 | Provo-Orem-Lehi, UT | $1,500 | $1,500 | $1,720 | $2,380 | $2,870 |
| 84005 | Provo-Orem-Lehi, UT | $1,540 | $1,550 | $1,770 | $2,450 | $2,960 |
| 84013 | Provo-Orem-Lehi, UT | $1,540 | $1,550 | $1,770 | $2,450 | $2,960 |
| 84042 | Provo-Orem-Lehi, UT | $1,180 | $1,190 | $1,360 | $1,890 | $2,280 |
| 84043 | Provo-Orem-Lehi, UT | $1,480 | $1,490 | $1,700 | $2,350 | $2,840 |
| 84045 | Provo-Orem-Lehi, UT | $1,720 | $1,730 | $1,980 | $2,740 | $3,310 |
| 84057 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84058 | Provo-Orem-Lehi, UT | $1,220 | $1,220 | $1,400 | $1,940 | $2,340 |
| 84059 | Provo-Orem-Lehi, UT | $1,440 | $1,450 | $1,680 | $2,340 | $2,810 |
| 84062 | Provo-Orem-Lehi, UT | $1,280 | $1,290 | $1,470 | $2,040 | $2,460 |
| 84097 | Provo-Orem-Lehi, UT | $1,170 | $1,180 | $1,350 | $1,870 | $2,260 |
| 84601 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84602 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84604 | Provo-Orem-Lehi, UT | $1,150 | $1,440 | $1,580 | $2,190 | $2,640 |
| 84604 | Wasatch County, UT | $1,150 | $1,440 | $1,580 | $2,190 | $2,640 |
| 84606 | Provo-Orem-Lehi, UT | $1,160 | $1,160 | $1,330 | $1,840 | $2,220 |
| 84626 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84633 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84651 | Provo-Orem-Lehi, UT | $1,220 | $1,220 | $1,400 | $1,940 | $2,340 |
| 84653 | Provo-Orem-Lehi, UT | $1,240 | $1,240 | $1,420 | $1,970 | $2,370 |
| 84655 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84660 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
| 84663 | Provo-Orem-Lehi, UT | $1,200 | $1,210 | $1,380 | $1,910 | $2,310 |
| 84664 | Provo-Orem-Lehi, UT | $1,140 | $1,140 | $1,320 | $1,830 | $2,210 |
- 84003 · Provo-Orem-Lehi, UT $1,560$2,160
- 84004 · Provo-Orem-Lehi, UT $1,720$2,380
- 84005 · Provo-Orem-Lehi, UT $1,770$2,450
- 84013 · Provo-Orem-Lehi, UT $1,770$2,450
- 84042 · Provo-Orem-Lehi, UT $1,360$1,890
- 84043 · Provo-Orem-Lehi, UT $1,700$2,350
- 84045 · Provo-Orem-Lehi, UT $1,980$2,740
- 84057 · Provo-Orem-Lehi, UT $1,320$1,830
- 84058 · Provo-Orem-Lehi, UT $1,400$1,940
- 84059 · Provo-Orem-Lehi, UT $1,680$2,340
- 84062 · Provo-Orem-Lehi, UT $1,470$2,040
- 84097 · Provo-Orem-Lehi, UT $1,350$1,870
- 84601 · Provo-Orem-Lehi, UT $1,320$1,830
- 84602 · Provo-Orem-Lehi, UT $1,320$1,830
- 84604 · Provo-Orem-Lehi, UT $1,580$2,190
- 84604 · Wasatch County, UT $1,580$2,190
- 84606 · Provo-Orem-Lehi, UT $1,330$1,840
- 84626 · Provo-Orem-Lehi, UT $1,320$1,830
- 84633 · Provo-Orem-Lehi, UT $1,320$1,830
- 84651 · Provo-Orem-Lehi, UT $1,400$1,940
- 84653 · Provo-Orem-Lehi, UT $1,420$1,970
- 84655 · Provo-Orem-Lehi, UT $1,320$1,830
- 84660 · Provo-Orem-Lehi, UT $1,320$1,830
- 84663 · Provo-Orem-Lehi, UT $1,380$1,910
- 84664 · Provo-Orem-Lehi, UT $1,320$1,830
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Utah County, 45% of renter households are in that position; in Utah, 47%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
45%
of renter households spend 30% or more of their income on rent.
64,389 households rent in Utah County
- Spend half or more of their income 21%
- Spend 30% or more, but less than half 25%
- Spend less than 30% 55%
Compared with the state and the country
- Utah 45%
- Utah 47%
- United States 51%
Low-income apartments
Low-income apartments in Utah County
HUD lists 30 properties with homes for low-income households in Utah County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 26
- HUD-assisted
- 3
- public housing
- 1
2,280 homes in all; 2,133 of them low-income, according to HUD.
- The Boulders Apartments Tax credit (LIHTC) 750 S 650 W, Provo 84601 370 homes, 368 low-income · 1 bd: 176 · 2 bd: 146 · 3 bd: 48 · In service since 2017
- Boulder Springs Apts Tax credit (LIHTC) 750 S 650 W, Provo 84601 276 low-income homes · 1 bd: 177 · 2 bd: 99 · In service since 2000
- Provo Public housing 650 W 100 N, Provo 84601 246 homes, 244 low-income · Run by Housing Authority of the City of Provo · Average payment: $542 a month · Average wait: 23 months · Homes at several sites · (801) 406-2019
- Mayflower Harbor Tax credit (LIHTC) 4125 N 3250 W, Lehi 84043 192 low-income homes · 2 bd: 64 · 3 bd: 128 · In service since 1999
- Green Grove Apts. Tax credit (LIHTC) 170 S Pleasant Grove Blvd, Pleasant Grove 84062 168 low-income homes · 2 bd: 120 · 3 bd: 48 · In service since 2006
- Boulder Pointe Tax credit (LIHTC) 750 S 650 W, Provo 84601 96 homes, 84 low-income · 2 bd: 48 · 3 bd: 36 · In service since 2000
- Startup Crossing Tax credit (LIHTC) 575 S Freedom Blvd, Provo 84601 101 homes, 79 low-income · Studio: 16 · 1 bd: 85 · 3 bd: 16 · In service since 2015 · For people experiencing homelessness
- Liberty Center Apartments Tax credit (LIHTC) 35 N 300 W, Provo 84601 120 homes, 60 low-income · 1 bd: 75 · 2 bd: 45 · In service since 2017
- Diamond Fork Apts. Tax credit (LIHTC) 312 N Diamond Fork Loop, Spanish Fork 84660 60 low-income homes · 3 bd: 60 · In service since 2002
- Suncrest Park HUD-assisted 1121 S 1000 E, Provo 84606 60 low-income homes · For families
- Slate Canyon Tax credit (LIHTC) 1125 E 1080 S, Provo 84606 60 homes, 59 low-income · 3 bd: 60 · In service since 2000
- Canyon Breeze Senior Living Tax credit (LIHTC) 380 E 240 N, Orem 84057 57 low-income homes · 1 bd: 57 · In service since 1995 · For older adults
- Central Park Station Tax credit (LIHTC) 510 S 400 W, Provo 84601 59 homes, 48 low-income · 1 bd: 4 · 2 bd: 37 · 3 bd: 12 · 4 bd: 6 · In service since 2017 · For people experiencing homelessness
- Pioneer Villa Senior Community HUD-assisted 1495 S 1400 E, Spanish Fork 84660 41 low-income homes · For older adults · (801) 798-7300
- Maple Village Apts HUD-assisted 445 E 500 S, American Fork 84003 40 low-income homes · For families · (855) 912-8543
- Cascade Gardens Tax credit (LIHTC) 461 W 200 N, Provo 84601 42 homes, 39 low-income · 1 bd: 42 · In service since 2015 · For older adults, people experiencing homelessness
- Mountain View East Apts. Tax credit (LIHTC) 987 E 200 N, Payson 84651 32 low-income homes · 1 bd: 2 · 2 bd: 26 · 3 bd: 4 · In service since 1995
- Maeser School Apts. Tax credit (LIHTC) 162 S 500 E, Provo 84606 31 low-income homes · Studio: 6 · 1 bd: 25 · 3 bd: 6 · In service since 2006 · For older adults
- Canyon View Apts. Tax credit (LIHTC) 142 W 500 N, Provo 84601 30 low-income homes · 1 bd: 30 · In service since 2003
- Grand Vista Apts. Tax credit (LIHTC) 620 E 100 N, Payson 84651 27 low-income homes · 1 bd: 27 · In service since 1991
- Cedar View SR. Living Tax credit (LIHTC) 451 S Main St, Springville 84663 31 homes, 25 low-income · 1 bd: 31 · In service since 2015 · For older adults, people with disabilities, people experiencing homelessness
- Mapleview Apts. Tax credit (LIHTC) 1193 E 300 N, Provo 84606 24 low-income homes · 1 bd: 24 · In service since 2000
- Pacific Drive Tax credit (LIHTC) 559 W Pacific Court Cir, American Fork 84003 26 homes, 18 low-income · 1 bd: 24 · In service since 2018 · For older adults, people experiencing homelessness
- Carillon Court Tax credit (LIHTC) 1200 South 42-48 East, Orem 84058 16 low-income homes · 1 bd: 16 · In service since 2001
- Abbington Manor Tax credit (LIHTC) 215 N Center St, Lehi 84043 35 homes, 15 low-income · Studio: 44 · 1 bd: 12 · 2 bd: 1 · 3 bd: 44 · In service since 1992 · For older adults
- Rosewood Place Tax credit (LIHTC) 27 N 300 E, American Fork 84003 12 low-income homes · 1 bd: 12 · In service since 2011 · For older adults
- Crimson Court Tax credit (LIHTC) 1143 W 220 N, Provo 84601 8 low-income homes · 2 bd: 8 · In service since 1996
- Westgate Apts. Provo Tax credit (LIHTC) 1187 W 200 N, Provo 84601 8 low-income homes · 3 bd: 8 · In service since 1995
- Willow Cove Tax credit (LIHTC) 1187 W 580 N, Orem 84057 8 low-income homes · 3 bd: 8 · In service since 1995
- Franklin Heights Crown Tax credit (LIHTC) 541 W 500 S, Provo 84601 4 low-income homes · 4 bd: 4 · In service since 2014
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Utah County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Utah County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $25,050 | $41,750 | $66,750 |
| 2 people | $28,600 | $47,700 | $76,300 |
| 3 people | $32,200 | $53,650 | $85,850 |
| 4 people | $35,750 | $59,600 | $95,350 |
| 5 people | $38,680 | $64,400 | $103,000 |
| 6 people | $44,360 | $69,150 | $110,650 |
| 7 people | $50,040 | $73,950 | $118,250 |
| 8 people | $55,720 | $78,700 | $125,900 |
Area median income: $119,200. HUD income limits by family size, Fiscal year 2026. Area: Provo-Orem-Lehi, UT MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,067 – $1,305
- 1 bedroom $1,073 – $1,311
- 2 bedrooms $1,227 – $1,499
- 3 bedrooms $1,698 – $2,076
- 4 bedrooms $2,050 – $2,506
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the City of Provo Public housing and Section 8 vouchers · 963 vouchers · 244 public housing units (801) 406-2019 Housing Authority of the City of Provo: pcurtis@provohousing.org
- Housing Authority of Utah County Public housing and Section 8 vouchers · 1,126 vouchers (801) 373-8333 Housing Authority of Utah County: amaxwell@housinguc.org
Housing agencies in Utah Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Utah
What Utah law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- When must they return my deposit?
- 30 days
- Utah Code §57-17-3(2)
- If I fall behind on rent, what notice must I get?
- 3 business days
- Utah Code §78B-6-802(1)(c)
- How much notice ends a month-to-month rental?
- 15 days
- Utah Code §78B-6-802(1)(b)
- Only a court order can remove youUtah Code §78B-6-814
- Repair and deduct from the rentUtah Code §57-22-6(4)(a)(ii)
Help
Where to get help with rent in Utah County
This HUD-approved agency has an office in Utah County. They counsel for free or at low cost.
-
Neighborworks Mountain Country Home Solutions
1031 W Center St Ste 302, Orem
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Utah County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Utah, the average home bill was $95 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,726
What you need before you get the keys.
What adds up
- First month
- $1,363
- Security deposit
- $1,363
- Total
- $2,726
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Utah County?
According to HUD (Fiscal year 2027): Studio: $1,186; 1 bedroom: $1,192; 2 bedrooms: $1,363; 3 bedrooms: $1,887; 4 bedrooms: $2,278. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Utah County?
Paying the 2-bedroom fair market rent ($1,363) without spending more than 30% of income takes $26.21 an hour full time, or $54,520 a year.
Who qualifies for Section 8 in Utah County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $59,600 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Utah County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,227 and $1,499 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Utah County?
For 2 bedrooms they run from $1,320 in 84057 to $1,980 in 84045. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Utah County?
HUD lists 30 properties with homes for low-income households in Utah County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Utah County?
HUD counts rent as a burden when it reaches 30% of income or more. In Utah County, 45% of renter households are in that position; in Utah, 47%, and nationwide, 51% (Average 2020–2024, Census).