Skip to main content
Loading page
Utah County/Cedar Valley/84013

84013

ZIPSAFMR
Utah County, UT
Zillow

ZIP Investment Score

54Below average

095130300
BRFMR
Eff. Rent
0 BR$1,540$1,690
1 BR$1,550$1,610
2 BR$1,770$1,700
3 BR$2,450$1,930
4 BR$2,960$2,300
5 BR$3,404Not available
6 BR$3,915Not available
7 BR$4,502Not available
8 BR$5,177Not available

Purchase Price Calculator

Maximum purchase price
$190,703

Cost breakdown

+Likely effective rent$1,700
HUD FMR$1,770
Market rentUsed$1,700
Est. payment standard (97%)$1,720
-Principal and interest-$964
Loan amount$152,562
Down payment$38,141
Rate6.50%
Term30 years
-Operating costs-$536
Property taxes-$191
Insurance-$175
Utilities$0
HOA$0
Management-$170
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,329(71.7% ROI)
Projected value
$205,366
Return breakdown
Property appreciation+$14,663
Loan principal paid down+$5,466
Rental cash flow+$7,200
5-year hold
+$46,807(122.7% ROI)
Projected value
$215,763
Return breakdown
Property appreciation+$25,060
Loan principal paid down+$9,747
Rental cash flow+$12,000
10-year hold
+$100,639(263.9% ROI)
Projected value
$244,116
Return breakdown
Property appreciation+$53,413
Loan principal paid down+$23,226
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.84
1 BR
0.95
2 BR
1.04
3 BR
1.27
4 BR
1.29
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 84013 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84013 (Cedar Valley, UT) is $1,770 a month. That is down 8.8% from $1,940 in FY 2026. Cedar Valley is in the Provo-Orem-Lehi, UT MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,363. Among 28 ZIP codes in Utah County, 84013 is tied for the 3rd-highest two-bedroom rent (county range $1,320–$1,980). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84013 is 53% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84013
BedroomsFY 2027Change90–110% range
Studio$1,540−7.8%$1,386–$1,694
1BR$1,550−7.7%$1,395–$1,705
2BR$1,770−8.8%$1,593–$1,947
3BR$2,450−9.3%$2,205–$2,695
4BR$2,960−8.9%$2,664–$3,256

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84013
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,540$1,550$1,770$2,450$2,960
FY 2026$1,670$1,680$1,940$2,700$3,250
FY 2025$980$990$1,130$1,590$1,920
FY 2024$910$910$1,050$1,480$1,780
FY 2023$800$890$1,010$1,460$1,770

Two-bedroom rent in nearby Utah County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84013
84003$1,560−11.9%
84004$1,720−2.8%
84005$1,7700.0%
84013Current$1,770—
84020$1,920+8.5%
84042$1,360−23.2%
84043$1,700−4.0%
84045$1,980+11.9%
84057$1,320−25.4%
84058$1,400−20.9%
84059$1,680−5.1%
84062$1,470−16.9%

Questions about ZIP 84013 rents

How much will Section 8 pay for a two-bedroom in ZIP 84013?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,363, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,227 to $1,499 a month; under the ZIP-level Small Area FMR of $1,770 it would be $1,593 to $1,947. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 84013 in?

ZIP 84013 is in the Provo-Orem-Lehi, UT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,363.

How much did fair market rent change in ZIP 84013 for FY 2027?

The two-bedroom FMR fell 8.8%, from $1,940 in FY 2026 to $1,770 in FY 2027. Since FY 2023 it has risen 75.2%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentCedar Valley, UT fair market rentUT statewide rentsWhat is SAFMR?Data sources