Rent vs buy in Sandy, UT
In Sandy, Utah, the typical rent is $1,719 /mo and the typical home is $657,207.
Across 7 years, renting comes out ahead by $104k.
Today's mortgage rate applies here, along with 20% down and Sandy's typical rent and home value. In year 22, the two options balance.
Opinion, clearly labelled, with the math shown. These are estimates, not quotes. Change one number and the stamp changes with it.
- Rent leads by
- $104k after 7 years
- When costs match
- in year 22 when owning catches up
- Real cost to own
- Per month, $5,409 year 1, against $1,719 rent
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It relies on Sandy's usual rent and home value figures. A change in your rent, price, or number of years can reverse the result.
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In Sandy, does renting or buying cost less?
Over 7 years, renting saves $104,070, counting the money you get back when you sell. For the first 21 years, renting costs less. In year 22, owning catches up.
Rent. Own. Net cost to date, by year.
Sandy: average rent compared with the mortgage payment
Rent and the mortgage don't tell the whole story. Here are all monthly costs for year 1, using Sandy's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $1,719 | All of it, every month |
| Mortgage payment | $3,583 | $3,158 of it is interest in year 1 |
| Property tax | $268 | 0.49% of the value a year |
| Insurance | $93 | Census median for the city |
| Upkeep | $548 | 1% of the value a year |
| Owning, cash out | $4,492 | $425 of it builds equity |
| Lost return on the down payment | $1,068 | The cash would earn 8.3% each year |
| Buying costs, spread out | $274 | 3.5% of the price over 7 years |
| True cost of owning | $5,409 | Cash out with the equity portion removed, then add both earlier lines. |
Sandy's result in numbers
- Typical home valueZillow ZHVI, September 2026
- $657,207
- Typical rentZillow ZORI, September 2026
- $1,719 /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, Sandy
- 0.49% of value
- Home insuranceCensus ACS 2020-2024, Sandy
- $93 /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 reverse the Sandy outcome?
Each row marks the point where Sandy's 7-year verdict changes, while all other inputs stay the same.
When renting wins
- Annual home price growth stays below 6.9%. We use 5.1%, Utah's long-term figure.
- The rate for a mortgage stays higher than 4.40%.
- Monthly rent for a similar home comes in under $2,830 (typical here: $1,719).
- You move before the year 22 mark.
When buying wins
- Home prices rise by more than 6.9% each year.
- You lock in a rate under 4.40%; today's rate is 7.24%.
- You'd pay more than $2,830 monthly to rent the same home.
- You remain there for 22 years or more.
Sandy vs the other 812 cities
| Measure | Sandy | Median city |
|---|---|---|
| Typical home value | $657,207 | $422,451 |
| Typical rent | $1,719 /mo | $1,837 /mo |
| Price-to-rent ratio | 31.9 (#51 of 813) | 18.5 |
| Home prices, last 10 years | 7.4% a year | 6.2% a year |
| Rents, last 5 years | 1.6% a year | 4% a year |
| Property tax | 0.49% | 0.87% |
| Households that rent | 25% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
More cities in Utah
- Renting. Salt Lake City, UT. Here, renting comes out ahead by $83k.
- Renting. West Valley City, UT. Here, renting comes out ahead by $39k.
- Renting comes out ahead in West Jordan, UT, with a $65k edge.
- Renting comes out ahead in Provo, UT, with a $47k edge.
- Renting comes out ahead in St. George, UT, with a $37k edge.
- Renting comes out ahead in Orem, UT, with a $57k edge.
- Renting comes out ahead in Lehi, UT, with a $22k edge.
- Renting comes out ahead in Ogden, UT, with a $41k edge.
- Renting comes out ahead in South Jordan, UT, with a $67k edge.
- Renting comes out ahead in Layton, UT, with a $58k edge.
- Renting comes out ahead in Millcreek, UT, with a $116k edge.
- Renting comes out ahead in Herriman, UT, with a $68k edge.