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Wasatch County/Provo/84604

84604

ZIPSAFMR
Wasatch County, UT
Zillow

ZIP Investment Score

38Below average

095130300
BRFMR
Eff. Rent
0 BR$1,150$800
1 BR$1,440$1,070
2 BR$1,580$1,350
3 BR$2,190$1,450
4 BR$2,640$1,640
5 BR$3,036Not available
6 BR$3,491Not available
7 BR$4,015Not available
8 BR$4,617Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMR$1,580
Market rentUsed$1,350
Est. payment standard (91%)$1,430
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.44
1 BR
1.35
2 BR
1.17
3 BR
1.51
4 BR
1.61
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 84604 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84604 (Provo, UT) is $1,580 a month. That is up 19.7% from $1,320 in FY 2026. Provo is in the Wasatch County, UT non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,715. Among 6 ZIP codes in Wasatch County, 84604 has the 6th-highest two-bedroom rent (county range $1,580–$2,570). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84604 is 36% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84604
BedroomsFY 2027Change90–110% range
Studio$1,150+5.5%$1,035–$1,265
1BR$1,440+21.0%$1,296–$1,584
2BR$1,580+19.7%$1,422–$1,738
3BR$2,190+19.0%$1,971–$2,409
4BR$2,640+19.5%$2,376–$2,904

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84604
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,150$1,440$1,580$2,190$2,640
FY 2026$1,090$1,190$1,320$1,840$2,210
FY 2025$990$1,160$1,300$1,830$2,200
FY 2024$950$960$1,100$1,550$1,870
FY 2023$890$900$1,030$1,460$1,750

Two-bedroom rent in nearby Wasatch County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84604
84032$1,620+2.5%
84036$1,970+24.7%
84049$2,570+62.7%
84060$2,130+34.8%
84082$1,630+3.2%
84604Current$1,580—

Questions about ZIP 84604 rents

How much will Section 8 pay for a two-bedroom in ZIP 84604?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,715, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,544 to $1,887 a month; under the ZIP-level Small Area FMR of $1,580 it would be $1,422 to $1,738. 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 84604 in?

ZIP 84604 is in the Wasatch County, UT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,715.

How much did fair market rent change in ZIP 84604 for FY 2027?

The two-bedroom FMR rose 19.7%, from $1,320 in FY 2026 to $1,580 in FY 2027. Since FY 2023 it has risen 53.4%.

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 rentProvo, UT fair market rentUT statewide rentsWhat is SAFMR?Data sources