Rent vs buy in Eagle Mountain, UT
In Eagle Mountain, Utah, typical rent is $2,301 a month and the typical home value is $505,223.
Over 7 years, buying comes out ahead by $15k.
The calculation pairs Eagle Mountain's typical home value and rent with a 20% down payment and the current mortgage rate. The break-even point arrives in year 6.
Clearly labeled opinion, with the math shown. Estimates, not quotes. Adjust one number and the stamp changes.
- Ahead with ownership
- $15k after 7 years
- Break-even point
- year 6 when owning catches up
- Actual cost of ownership
- $4,126 /mo year 1, against $2,301 rent
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Is renting or buying cheaper in Eagle Mountain?
Over 7 years, buying costs $14,544 less when you include the money returned after you sell. In year 6, owning's net cost falls below renting's and remains lower.
Renting. Owning. Net cost to date by year.
Average rent compared with mortgage payment in Eagle Mountain
Rent and the mortgage are only two parts of the costs. At Eagle Mountain's typical price, the breakdown includes every monthly cost in year 1.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $2,301 | All of it, every month |
| Mortgage payment | $2,754 | $2,428 of it is interest in year 1 |
| Property tax | $181 | 0.43% of the value a year |
| Insurance | $64 | Census median for the city |
| Upkeep | $421 | 1% of the value a year |
| Owning, cash out | $3,421 | $327 of it builds equity |
| Lost return on the down payment | $821 | The annual return on your cash at 8.3% |
| Buying costs, spread out | $211 | 3.5% of the price over 7 years |
| True cost of owning | $4,126 | Cash paid, minus the equity portion, plus the two amounts above |
The figures supporting Eagle Mountain's result
- Typical home valueZillow ZHVI, September 2026
- $505,223
- Typical rentZillow ZORI, September 2026
- $2,301 /mo
- Down payment20% avoids private mortgage insurance, which the engine does not model
- 20%
- Mortgage rateFreddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Home price growthFHFA house price index, Utah, 1995 to 2025
- 5.1% a year
- Rent growthCPI rent of primary residence, yearly growth 2006 to 2026
- 3.5% a year
- Return on savings60% S&P 500 with dividends and 40% 10-year Treasuries, rebalanced yearly, 1928 to 2025
- 8.3% a year
- Property taxCensus ACS 2020-2024, Eagle Mountain
- 0.43% of value
- Home insuranceCensus ACS 2020-2024, Eagle Mountain
- $64 /mo
- MaintenanceFannie Mae, low end of 1% to 4%
- 1% of value a year
- Buying costsFreddie Mac, middle of 2% to 5%
- 3.5% of price
- Selling costsAgent commission plus closing costs
- 6% of price
What would flip the result in Eagle Mountain?
Each line marks where Eagle Mountain's 7-year result changes, while all other factors stay the same.
Renting is cheaper when
- Home price growth stays under 4.8% each year. We apply 5.1%, which is Utah's long-run rate for growth.
- The mortgage rate remains above 7.75%.
- Such a home rents for less than $2,150 monthly (typical here: $2,301).
- Before year 6 arrives, you move.
When buying wins
- Each year, home prices grow faster than 4.8%.
- Today's rate is 7.24%, and you lock in a mortgage rate under 7.75%.
- The same home would cost more than $2,150 a month to rent.
- You remain in the home for 6 years or more.
Eagle Mountain compared with the other 812 cities
| Measure | Eagle Mountain | Median city |
|---|---|---|
| Typical home value | $505,223 | $422,451 |
| Typical rent | $2,301 /mo | $1,837 /mo |
| Price-to-rent ratio | 18.3 (#418 of 813) | 18.5 |
| Home prices, last 10 years | 6.2% a year | 6.2% a year |
| Property tax | 0.43% | 0.87% |
| Households that rent | 15% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
Cities in Utah besides Eagle Mountain
- Renting wins by $83k in Salt Lake City, UT.
- Renting wins by $39k in West Valley City, UT.
- Renting wins by $65k in West Jordan, UT.
- Renting wins by $47k in Provo, UT.
- Renting wins by $37k in St. George, UT.
- Renting wins by $57k in Orem, UT.
- Renting wins by $22k in Lehi, UT.
- Renting wins by $104k in Sandy, UT.
- Renting wins by $41k in Ogden, UT.
- Renting wins by $67k in South Jordan, UT.
- Renting wins by $58k in Layton, UT.
- Renting wins by $116k in Millcreek, UT.