Mapleton 84664

Provo-Orem, UT · Utah County, UT · 5,119 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

42affordability /100

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

Payment burden

35%

stretched

Days on market

daily

Price cuts

34.0%

of active

Valuation

-5.9%

vs assessor

Look up an address

/100

Stable

warming · buyer advantage · prices rising year-over-year.

Price trend

Affordability

Valuation

Economic health

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

Negotiate Hard

Needs 14.3% correction for affordability

DOM: 95d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)25

Supply & Demand (20%)100

Buy vs Rent (15%)100

Cancellation Rate (10%)50

Days on Market (5%)100

Moderate buyer leverage in 84664. Room to negotiate 5-10% below list. Payment burden: 35.3% of median income. Median days on market: 95. Renting is approximately 145% cheaper than buying (price-to-rent ratio: 29.4).

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.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/84664" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Mapleton 84664 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/salt-lake-city/zip/84664?utm_source=embed&utm_medium=backlink">Mapleton 84664 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$721,308

▴ 2.3% YoY

Days on market

daily · zip_data

Median rent

$2,100

ZORI

Investor score

37/100

cash-flow lens

Active listings

135

90-day

Valuation3 lenses, different anchors

vs assessor

-5.9%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$678,700

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.

Pricing detail

Price / sqft$345

Price-to-income5.8×

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How 84664 ranks in UT

percentile vs all Utah ZIPs · n=240

Market velocity21%

Supply tightness0%

Affordability44%

Investment yield47%

Appreciation50%

Affordability, supply & momentum

1SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply31.1 mo

Days on Market89d

Inv vs History+44.7%

Listing Density42.0/1k

Affordability — payment burden

Monthly payment (P&I)$3,727

Payment burden35%

Median income · ZIP$127,860

Mortgage rate6.71% · 30yr

Total monthly own$4,449

Monthly rent$2,100

Market dynamics

Price cut %34.0%

Momentumwarming

LeverageBUYER ADVANTAGE

Months of supply31.1

Sales (90d)0

Investment analysis

Median rent$2,100

Price-to-rent29.4

Est. cap rate2.2%

Buy vs rentfavors renting

Livability

Walk score4

Transit score2

Bike score—

Historical trends

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Price bandsmix-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 84664.

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.

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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.

ZIP 84664→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 Burden42

35%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.135x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation3

+82%

overvalued

Source: Lotvox comps · Updated 2026-05-15