Payson 84651

Provo-Orem, UT · Utah County, UT · 6,934 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

45affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
33.7%
stretched
Days on market
50
daily
Price cuts
30.7%
of active
Valuation
-14.8%
vs assessor
Look up an address
60
/100
Stable
warming · buyer advantage · prices rising year-over-year.
Price trend
75
Affordability
45
Valuation
70
Economic health
45

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

69/ 100SellerBalancedBuyer
Negotiate Hard
Needs 11% correction for affordability
DOM: 75d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)40
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)75
Days on Market (5%)75

Moderate buyer leverage in 84651. Room to negotiate 5-10% below list. Payment burden: 33.7% of median income. Median days on market: 75. Renting is approximately 118% cheaper than buying (price-to-rent ratio: 26.2).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
WARMINGBUYER ADVANTAGE

Market is warming with rising prices. Buyers have strong negotiating leverage.

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Market snapshoteach number, once

Median price
$522,803
▴ 2.3% YoY
Days on market
50
daily · zip_data
Median rent
$1,665
ZORI
Investor score
40/100
cash-flow lens
Active listings
119
90-day

Valuation3 lenses, different anchors

vs assessor
-14.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$445,600
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+82.8%
County-wide market — the widest, slowest signal.
Utah+82.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$325
Price-to-income5.5×

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How 84651 ranks in UT
percentile vs all Utah ZIPs · n=240
Market velocity46%
Supply tightness37%
Affordability55%
Investment yield65%
Appreciation46%

Affordability, supply & momentum

26SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply17.3 mo
Days on Market50d
Inv vs History+10.0%
Listing Density14.8/1k
Affordability — payment burden
Monthly payment (P&I)$2,641
Payment burden33.7%
Median income · ZIP$94,152
Mortgage rate6.49% · 30yr
Total monthly own$3,164
Monthly rent$1,665
Market dynamics
Price cut %30.7%
Momentumwarming
LeverageBUYER ADVANTAGE
Months of supply17.3
Sales (90d)0
Investment analysis
Median rent$1,665
Price-to-rent26.2
Est. cap rate2.5%
Buy vs rentfavors renting

Livability

Walk score3
Transit score2
Bike score—

Historical trends

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Utah County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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