How much income do I need to buy a house in Provo?

To afford the median Provo home ($525,000) using conventional lending guidelines (28% of gross income to housing, 20% down payment), you'd need approximately $42,000 annual household income. With a smaller down payment, you'd need higher income to offset PMI costs, or could qualify for FHA/VA loans with different requirements.

What is the price-to-rent ratio in Provo?

Provo's price-to-rent ratio is 24.3. This ratio divides the median home price by annual rent. Generally, ratios under 15 favor buying, over 20 favor renting, and 15-20 is a toss-up. This suggests renting may be more economical in Provo.

How long should I plan to stay if I buy in Provo?

Our analysis shows a break-even point of 13 years in Provo. This means if you sell before that point, you'd likely have more wealth if you had rented and invested the difference. We generally recommend planning to stay at least 5 years before buying, though in Provo specifically, you may want to plan for a longer stay.

Is Provo a good place to invest in real estate?

Provo has seen positive appreciation of 34.0% over the past 5 years. This moderate growth indicates a healthy market without extreme speculation. For investment analysis, use our Single Family or Multifamily calculator.

How do Provo home prices compare to the national average?

Provo home prices are above the national average by 25%. The median home in Provo costs $525,000 compared to the national median of approximately $420,000. This modest premium is common for major metropolitan areas.

Rent vs Buy in Provo, Utah

Should you rent or buy in Provo? Get a personalized analysis based on current Provo housing market data.

Median Home:$525,000

Median Rent:$1,800/mo

Price Change (1yr):+5.7%

Our Verdict: Rent

🔑

RENT

Our Recommendation for Provo

In Provo, Utah, renting may be more advantageous than buying. Over 10 years, renting and investing the difference could build approximately $65K more wealth. This is a moderate recommendation based on current market conditions.

Break-even

13 yrs

10-Year Advantage

$65,000

renting wins

Confidence

65%

Price-to-Rent

24.3

Provo Market Statistics

Median Home Price

$525,000

+25% vs national

Median Rent

$1,800/mo

-12% vs national

Property Tax Rate

0.63%

Price Change (1 Year)

+5.7%

Price Change (5 Year)

+34.0%

Price-to-Rent Ratio

24.3

+720% vs national avg

Income to Afford

$42,000

Days on Market

43 days

Data sources: Zillow, Tax Foundation. Last updated: 12/1/2024

Provo Market Insights

Home prices in Provo have increased 5.7% over the past year, outpacing many markets. This strong appreciation benefits current owners and buyers who get in now, but also means affordability is declining for those still saving.

Provo's price-to-rent ratio of 24.3 is above the 20 threshold that typically indicates renting may be more financially advantageous. This doesn't mean you shouldn't buy, but the pure math favors renting in the short to medium term.

Home prices in Provo are 25% above the national median of $420,000. This premium reflects strong demand, but means buyers need significantly more capital to enter the market.

Provo has a relatively long break-even period of 13 years. Unless you're committed to staying long-term, renting may be the more financially prudent choice. Transaction costs and the opportunity cost of your down payment take time to overcome.

Provo benefits from a low property tax rate of just 0.63%. This makes homeownership more affordable on a monthly basis compared to high-tax states, improving the buy vs rent equation.

About This Analysis

These insights are generated based on current Provo market data including median home prices, rental rates, property taxes, and historical appreciation. The analysis uses standard assumptions (20% down payment, 7% interest rate, 10-year horizon) for comparability. Your specific situation may differ—use our calculator below to run personalized numbers.

Run Your Own Numbers

Our analysis uses standard assumptions. Your situation may be different. Use our full Buy vs Rent calculator to input your specific income, down payment, and financial goals.

Home: $525,000

Rent: $1,800/mo

Tax: 0.63%

Open Calculator with Provo Data

Other Tools:

🏠 House Hack CalculatorLive in one unit, rent the others 📊 Investment Property AnalyzerAnalyze rental property returns 🏢 Multifamily CalculatorUnderwrite 2-20 unit properties

Compare Nearby Markets

See how Provo compares to other cities in Utah and the surrounding area.

City	Median Home	Median Rent	Price/Rent	Break-even	Verdict
Provo(current)	$525,000	$1,800	24.3	13 yrs	Rent
Salt Lake City	$505,000	$1,950	21.6	9 yrs	Toss-up
West Valley City	$510,000	$1,750	24.3	17 yrs	Rent
West Jordan	$440,000	$1,900	19.3	7 yrs	Toss-up

Click on a city name to see its detailed rent vs buy analysis.

Frequently Asked Questions

Based on current Provo market data (median home price: $525,000, median rent: $1,800/month), our analysis suggests renting. The break-even point is approximately 13 years. However, your personal situation (income, savings, job stability, plans to stay) significantly impacts this decision. Use our calculator to run your specific numbers.

Our Methodology

Our rent vs buy analysis uses a comprehensive financial model that compares the total cost of homeownership against renting and investing the difference. Here's how we calculate each verdict:

1Buying Costs We Include

Mortgage principal and interest (P&I)
Property taxes (using local rates)
Homeowner's insurance
PMI (if down payment is less than 20%)
Maintenance costs (1-2% of home value/year)
Transaction costs (closing costs, realtor fees)
Home appreciation over time

2Renting + Investing Assumptions

Monthly rent with annual increases (~3%/year)
Renter's insurance
Down payment invested in stock market
Monthly savings (buy cost - rent cost) invested
7% average annual stock market returns
Investment growth over holding period

Standard Assumptions for City Analysis

Down Payment

20%

Interest Rate

7.0%

Loan Term

30 years

Time Horizon

10 years

How We Determine the Verdict

Buy: When buying builds $20,000+ more wealth than renting over 10 years
Rent: When renting + investing builds $20,000+ more wealth than buying over 10 years
Toss-Up: When the difference is less than $20,000 either way—lifestyle factors should guide your decision

Note: This analysis provides general guidance based on market averages. Individual results will vary based on specific property characteristics, negotiated prices, timing, and personal financial factors. Always run your own numbers with our full calculator for personalized results.

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Ready to Run Your Numbers?

This analysis uses standard assumptions. Your situation is unique. Use our comprehensive Buy vs Rent calculator to input your specific income, savings, down payment, and financial goals.

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