Provo-Orem, UT · Utah County, UT · 25,147 properties with county records
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Provo 84601 is in Utah County, UT, part of the Salt Lake City Metro. The ZIP-wide typical value in Provo 84601 is $444,371 (Zillow Home Value Index, September 2026), up 0.5% from a year earlier. Homes that sold went under contract in a median 47 days, and 34% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 4.1 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 84601 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Utah County's 22 ZIPs with a Zillow value, the middle one is $531,180, so 84601 sits 16% below the county middle. Typical rent is $1,482 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 25,147 properties in 84601.
Headline value data through September 2026. Each source below carries its own date.
Is 84601 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 84601 is a balanced market. Homes went under contract in a median 47 days with 4.1 months of supply.
What do homes in 84601 sell for?
The ZIP-wide typical value in 84601 is $444,371 (Zillow Home Value Index, September 2026), up 0.5% in a year. County records put the median at about $314 per square foot (computed Jul 26, 2026).
Who is likely to sell in 84601?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 84601 has not passed that test yet. When it does, the score appears here.
How does 84601 compare to Utah County?
84601's ZIP-wide typical value of $444,371 compares with a middle value of $531,180 across Utah County's 22 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 84601 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
25×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Negotiate Hard
Needs 33.8% correction for affordability
DOM: 50d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)90
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)75
Days on Market (5%)60
Moderate buyer leverage in 84601. Room to negotiate 5-10% below list. Payment burden: 42.6% of median income. A 18% price correction needed to reach 30% affordability threshold. Median days on market: 50. Renting is approximately 126% cheaper than buying (price-to-rent ratio: 27.1).
What to Offer
Offer 5-10% below list. You have room to negotiate.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
+1.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$450,900
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+82.0%
County-wide market — the widest, slowest signal.
Utah+82.0%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Utah.
Current tiers · 12 months to Invalid Datefloor 10 sales/tier
7 tiers had too few sales at every level and are left blank rather than estimated.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$250k–$500k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$500k–$750k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$750k–$1M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1M–$1.5M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1.5M–$2M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$2M+
—
—
—
—
fewer than 10 sales at zip, county and metro level
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 84601.
United States
West
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 84601→Utah County, UT
12-Month Direction
-2Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
39· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
45.3%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
25x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation3
+82%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
4.1 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
33/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.1%
UT 3.8%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0860d ago
Poverty Rate
9.0%
UT 9.0%US 12.6%
Lower than most U.S. counties
Median Household Income
$96,877
UT $92,837US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
100.5
UT 100.5US 100.3
Near national averages
Home Value (ZHVI)$548,255
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
