ZIP 84043 poses a specific comparison problem: whether a current, ZIP-wide asking-rent signal is useful for assessing a particular listing without mistaking it for that listing’s rent. In June 2026, Zillow’s ZIP-level ZORI is $2,365 per month, up 2.69% year over year. ZORI is a typical observed asking-rent index blended across rental types, so it is a market-level reference rather than a quote for a particular home. This five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match. A ZCTA is a statistical area, not identical to a USPS delivery ZIP. The decision task is therefore to compare a property’s type, bedrooms, utilities, and terms with the ZIP reference while keeping the property-specific facts separate.
The matched Census ZCTA’s ACS 2024 five-year survey places median gross rent at $1,989, making current ZORI 18.9% higher. These results are not two readings of one rent universe: ACS is a five-year survey of occupied renter homes and median gross rent includes selected utilities, whereas ZORI tracks observed asking rents. HUD’s FY2026 local two-bedroom FMR/SAFMR standard is $1,460, and ZORI is 62.0% above that standard. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent. The difference among the three measures can inform which benchmark is being used, but it cannot turn a survey median or HUD standard into a current listing price.
Bedroom detail is available only through a model. The local HUD ladder supplies proportions from studio through four-bedroom categories, and the ZIP ZORI is the two-bedroom anchor. The resulting modelled estimates are $2,036 for a studio, $2,049 for one bedroom, $2,365 for two bedrooms, $3,290 for three bedrooms, and $3,967 for four bedrooms. They are modelled estimates, not measured bedroom rents: no source in this packet observes asking rents separately by bedroom inside the ZIP. The close studio and one-bedroom outputs and the larger steps at higher bedroom counts are mechanical consequences of scaling ZIP ZORI using the local HUD ladder. They can organize a listing comparison only after the listing’s actual bedroom designation and housing type are known.
Income and tenure figures add household context, not an applicant profile. The ACS ZCTA median household income is $129,852. Applying a 30% screen to the monthly ZORI yields required annual income of $94,600; the annualized ZORI is 21.9% of that median income. That screen is arithmetic, not advice and not an applicant qualification rule. Of 6,156 renter-occupied homes, renters account for 24.8% of occupied homes. ACS observes 2,109 renter households spending at least 30% of income on rent, or 34.3% of renter households. This burden result describes surveyed occupied renter households, and it neither establishes a particular renter’s finances nor proves the cost burden of any available unit.
Housing counts clarify why overall vacancy must be read carefully. The ZCTA has 25,350 housing units: 24,800 are occupied and 550 are vacant, for a 2.2% all-housing vacancy rate. Of the reported vacant-use categories, 41 units are for rent, 158 are for sale, and 79 are seasonal. The packet does not itemize every vacant category, and these figures do not demonstrate present availability, condition, price, or turnover for a specific property. The stock count includes 21,228 single-family units and 788 large-multifamily units. Those counts describe housing composition across the ZCTA; they do not identify which structures are renter-occupied, marketed, or comparable to an individual listing.
Broader places provide comparison context, not substitutes for the ZIP measure. In city context, Lehi’s rent value is $2,265; in county context, Utah County’s rent value is $1,847; and in metro context, Provo-Orem, UT’s rent value is also $1,847. The city value is below the ZIP ZORI, while the county and metro values are lower again. That cross-scope pattern is a comparison of wider context figures, not evidence that any part of the ZIP, any building, or any lease shares the same level. City, county, and metro renter-share, gross-rent, vacancy, income, and burden indicators remain context only and should not be merged into the ZIP’s ZORI, ACS, or HUD universes.
Several limits should govern use of the packet. Zillow, ACS, and HUD use different collection methods and reference periods, while the ACS ZCTA estimates carry reported margins of error of $99 for median gross rent, $7,121 for median household income, 555 for renter-occupied homes, and 401 for renter households with observed burden. Modelled bedroom estimates depend on the HUD scaling relationship, and neither they nor the all-housing vacancy data measure a unit’s current asking rent or availability. Property-level checks should confirm the advertised rent and date, exact bedroom count and housing type, lease term, utilities included, concessions, recurring and one-time fees, deposits, and the status of the actual unit. Those facts are needed to compare a listing with these separate benchmarks.