All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Heber, UT
Heber merits investigation by buyers who can tolerate low initial income return and negotiate patiently; yield-focused or highly leveraged investors should avoid it.
Median price$1155k
Median rent$3,449
Gross yield3.6%
Job growth▲ 0.7%
Composite Market ScoreRank #242 of 571 scored US market areas
Direct rental answer
How much is rent in Heber, UT?
Zillow's metro-wide Observed Rent Index is $3,449 per month for 2026-06-30. That is up 11.00% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Heber
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Summit County, UTFIPS 49043 | $1,771 | $1,887 | $2,185 | $2,958 | $3,492 |
| Wasatch County, UTFIPS 49051 | $1,277 | $1,594 | $1,747 | $2,430 | $2,931 |
The read
Why this market scores where it does
Heber merits investigation by buyers who can tolerate low initial income return and negotiate patiently; yield-focused or highly leveraged investors should avoid it. Median asking rent rose 11%, but the 3.58% gross yield leaves limited room before operating and financing costs.
The opportunity is strong rent performance alongside 0.74% job growth. However, the median home value is $1,154,909, equal to 9.08 times median household income, while rent consumes 32.55% of income. That combination supports tenant demand but constrains local purchasing power.
Buyers have leverage: 8.4 months of supply, 52 median days on market, and 17.11% of listings with price drops indicate a market where selectivity matters. The main underwriting risks are ample permitted construction and inland-flood exposure, so investigate property-level competition and hazard costs before bidding.
Frequently Asked Investor Questions
Does current rent support the median acquisition price?
Median asking rent is $3,449 per month against a $1,154,909 median home value, producing the published 3.58% gross yield. That measure excludes operating expenses, vacancy, capital work, taxes, insurance, and financing, none of which are published here. A buyer therefore cannot infer cash flow from the gross yield alone.
How much negotiating leverage does a buyer have?
The record shows 8.4 months of supply, 52 median days on market, and price drops on 17.11% of listings. Those indicators favor careful property selection and price negotiation rather than urgency. Property-level sale-to-list ratios, concessions, neighborhood inventory, and condition adjustments are not published.
Are migration and renter demand pointing in the same direction?
Not fully. Tax filings show 2,831 households moved in and 2,906 moved out, a calculated net loss of 75, while median asking rent increased 11%. Incoming movers had average income of $249,471 versus $124,170 for outgoing movers, a published gap of $125,301. The record does not identify whether those movers rent or buy.
Investor Quick Takeaways
Gross Yield: 3.6%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 11.00%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 12.6%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Heber as the starting point or move into a more specific property and rent check.
Run cash flowStarts with this market's measured price and rentSave to shortlistCompare this metro with up to four other placesCheck rent by ZIPMove from metro context to a local rent benchmarkFind a comparison marketRead a curated two-market decision analysisShare this analysisEmail the canonical link without adding page scriptsReport a data issueSend the figure, source and release period to review
Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply8.4 mo.▲ from 7.4 mo. a year ago
Median days on market52 days▲ from 48 days a year ago
Listings with price drops17.1%▼ from 17.5% a year ago
Sale-to-list ratio97.2%2026-05-01
Home value growth▲ 2.3%Zillow ZHVI · trailing 12 months
Rent growth▲ 11.00%Zillow ZORI · trailing 12 months
Gross rental yield3.6%Rent × 12 ÷ price
Payroll job growth▲ 0.7%LAUS · 12m to 2026-05
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady52→52
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 79% and rents 81%. Rents running ahead of prices is what lifts yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
52| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 74 | 30% | 22.20 |
| Rent trend | 96 | 25% | 24.00 |
| Affordability | 11 | 15% | 1.65 |
| Supply pressure | 1 | 15% | 0.15 |
| Climate risk | 25 | 15% | 3.75 |
| Published score | 52 | ||
Heber, UT scoreRank #242
52Job growth74/100
Job: LAUS employment growth of 0.74% -> a positive demand signal, but too modest to offset weak yield or justify aggressive rent assumptions.
Rent trend96/100
Rent: Median asking rent of $3,449 grew 11% -> current rental momentum is the clearest opportunity, although the record does not establish whether that pace is durable.
Affordability11/100
Affordability: A $1,154,909 median value equals 9.08 times median household income -> the high acquisition burden narrows the buyer pool and makes entry price central to returns.
Supply pressure1/100
Supply: 1,018 permits, or 12.79 per thousand residents, accompany 8.4 months of listings -> buyers can negotiate, but added inventory may increase competition for both resale and tenants.
Climate risk25/100
Climate: The inland-flood hazard accompanies a 0.1932% annual building-value loss ratio -> property-specific flood exposure, insurance terms, and mitigation needs belong in due diligence.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$1155k
YoY ▲ 2.3%
ZORI Median Rent
$3,449
YoY ▲ 11.00%
Gross Rental Yield
3.6%
Rent × 12 ÷ price
$3,449 × 12 ÷ $1,154,909
Job Growth (YoY)
▲ 0.7%
LAUS payrolls
Job signal 74/100
Median Household Income
$127k
Census ACS 5-year
Rent Burden
32.6%
Annual rent ÷ household income
Price-to-Income
9.1x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,966
Market rent 175.4% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$3,449Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$1,741−$1,709 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,966−$1,483 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,992−$1,457 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Heber as context, then replace market-wide evidence with the candidate property's facts.
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
998 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
−75
2,831 in vs 2,906 out (IRS SOI)
▼ 2.6% of arriving households
Mover Income Gap
+$125,301
Arriving $249,471 vs leaving $124,170
Average AGI per tax return (IRS SOI)
Investor Purchase Share
12.6%
197 of 1,561 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.193% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Salt Lake County · Utah County · Los Angeles County · Orange County · Davis County
✓ 2,831 in − 2,906 out = -75 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Salt Lake City, UT602 arriving
- Provo, UT232 arriving
- Los Angeles, CA165 arriving
Leading outbound markets
- Salt Lake City, UT748 leaving
- Provo, UT285 leaving
- Ogden, UT108 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Income return may disappoint because the published gross yield is 3.58% before operating costs and financing; the record does not publish net operating income, expense ratios, or debt terms.
- Supply conditions may weaken pricing power: listings stand at 8.4 months, 17.11% show price drops, and permitting totals 1,018 units, so a buyer could face both resale competition and additional rental alternatives.
- Demand and ownership capacity are not uniformly strong: net migration is negative 75 households, job growth is 0.74%, and the price-to-income ratio is 9.08, which may limit the depth of local demand at prevailing prices.
Inside this micro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
Statistical peers
Market areas that behave like Heber
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Heber, UT (Target) | 52 | $1155k | $3,449 | 3.6% | ▲ 0.7% |
| Santa Cruz, CA | 44 | $1162k | $3,609 | 3.7% | ▲ 0.7% |
| Jackson, WY | 43 | $1407k | $3,475 | 3.0% | ▼ 0.3% |
| Napa, CA | 32 | $886k | $2,815 | 3.8% | ▲ 0.7% |
| Edwards, CO | 38 | $1315k | $3,285 | 3.0% | ▼ 0.5% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |