Mapleton 84664

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

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
35.1%
stretched
Days on market
89
daily
Price cuts
35.0%
of active
Valuation
-8.3%
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
42

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

60/ 100SellerBalancedBuyer
Negotiate Hard
Needs 14.5% 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%)75
Cancellation Rate (10%)50
Days on Market (5%)100

Moderate buyer leverage in 84664. Room to negotiate 5-10% below list. Payment burden: 35.1% of median income. Median days on market: 95. Renting is approximately 106% cheaper than buying (price-to-rent ratio: 24.7).

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
$740,243
▴ 2.1% YoY
Days on market
89
daily · zip_data
Median rent
$2,500
ZORI
Investor score
41/100
cash-flow lens
Active listings
135
90-day

Valuation3 lenses, different anchors

vs assessor
-8.3%
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
+82.8%
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$345
Price-to-income5.8×

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How 84664 ranks in UT
percentile vs all Utah ZIPs · n=240
Market velocity19%
Supply tightness0%
Affordability44%
Investment yield71%
Appreciation44%

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+46.4%
Listing Density42.0/1k
Affordability — payment burden
Monthly payment (P&I)$3,739
Payment burden35.1%
Median income · ZIP$127,860
Mortgage rate6.49% · 30yr
Total monthly own$4,479
Monthly rent$2,500
Market dynamics
Price cut %35.0%
Momentumwarming
LeverageBUYER ADVANTAGE
Months of supply31.1
Sales (90d)0
Investment analysis
Median rent$2,500
Price-to-rent24.7
Est. cap rate2.6%
Buy vs rentfavors renting

Livability

Walk score4
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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