Santaquin 84655

Provo-Orem, UT · Utah County, UT · 5,689 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

48affordability /100

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

Payment burden
31.6%
stretched
Days on market
40
daily
Price cuts
34.7%
of active
Valuation
-11.4%
vs assessor
Look up an address
60
/100
Stable
warming · balanced · prices rising year-over-year.
Price trend
55
Affordability
65
Valuation
70
Economic health
48

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

68/ 100SellerBalancedBuyer
Negotiate Hard
Needs 5.1% correction for affordability
DOM: 48d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)60
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)25
Days on Market (5%)60

Moderate buyer leverage in 84655. Room to negotiate 5-10% below list. Payment burden: 31.6% of median income. Median days on market: 48. Renting is approximately 109% cheaper than buying (price-to-rent ratio: 25.1). Market appears 11% overpriced vs. assessed values.

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.
WARMINGBALANCED

Market is warming with rising prices. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$505,873
▴ 1.9% YoY
Days on market
40
daily · zip_data
Median rent
$1,683
ZORI
Investor score
40/100
cash-flow lens
Active listings
124
90-day

Valuation3 lenses, different anchors

vs assessor
-11.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$448,000
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$299
Price-to-income5.2×

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How 84655 ranks in UT
percentile vs all Utah ZIPs · n=240
Market velocity61%
Supply tightness68%
Affordability63%
Investment yield71%
Appreciation39%

Affordability, supply & momentum

18SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply20.9 mo
Days on Market40d
Inv vs History+32.7%
Listing Density29.6/1k
Affordability — payment burden
Monthly payment (P&I)$2,555
Payment burden31.6%
Median income · ZIP$97,003
Mortgage rate6.49% · 30yr
Total monthly own$3,061
Monthly rent$1,683
Market dynamics
Price cut %34.7%
Momentumwarming
LeverageBALANCED
Months of supply20.9
Sales (90d)0
Investment analysis
Median rent$1,683
Price-to-rent25.1
Est. cap rate2.6%
Buy vs rentfavors renting

Livability

Walk score3
Transit score1
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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Salt Lake City Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Utah County