Weber County, UT

Weber County is an investigate-but-cautious income case: it merits review by buyers who can validate operating costs, while buyers depending on rent growth need restraint. Zillow’s county observation reports a $465,286 median home value and $1,479 monthly median asking rent, producing a 3.81% gross yield before costs. Asking rent fell 0.17%, whereas FHFA’s annual repeat-transaction HPI rose 3.09%. Those measures have different methods and vintages and cannot be blended; together, they leave price direction more supported than income momentum.

The yield is not a net-return measure. The effective property-tax rate is 0.60%, with a $2,557 median annual tax, so carrying-cost review is central to translating price and rent into property economics. HUD FMR is $1,614, but it is a payment standard rather than an estimate of market asking rent; it must not replace Zillow’s rent or generate another yield. Vacancy, insurance, maintenance, financing and utilities are not published, preventing a net-income conclusion.

Realtor.com’s MLS listing market shows a 53-day median marketing time and 28.37% of listings with price reductions. These are listing-market marketing-time and seller-concession measures, not closed-sale prices or standalone proof of buyer demand. Tax-return flows show net in-migration of 735 households, with inbound movers’ average income $5,346 above outbound movers’; this is a composition signal, not a measure of rental absorption. Investors represented 3.80% of 3,711 reported purchases, a mortgage-based measure that does not identify cash buyer activity. Annual QCEW covered workplace employment grew 1.14%; Manufacturing was the largest disclosed private supersector, not the whole economy.

Earthquake is the dominant hazard, and modeled expected climate loss equals 0.15% of building value per year. That county-level model does not set a property’s seismic exposure, retrofit need, deductible or premium, but it makes location-specific hazard review material. Missing closed-sale comparables, unit-level rents, vacancy, operating expenses, insurance terms, property condition and seismic details prevent conclusions about net yield, sale liquidity or asset resilience.