10 Cheapest Cities to Live in Utah in 2025 | Affordable Homes Under $400K
September 18, 2025
11 minutes
Moving to Utah sounds like a dream: breathtaking mountains, endless outdoor adventure, and a job market that’s stronger than most of the U.S. But here’s the reality check-affordability in the Beehive State isn’t as straightforward as it looks. Yes, there are the cheapest cities to live in Utah with homes well below the state average, but many articles stop at listing prices without telling you the real story about safety, schools, or hidden costs like utilities and taxes.
That’s why we created this guide. Instead of repeating the same cookie-cutter lists, we dug deeper-factoring in housing, rent, commuting, crime data, and quality of life-so you can confidently decide not just where it’s cheapest, but where it’s smartest to live.
And affordability alone isn’t enough. If safety matters to you, our analysis also borrows from insights in our safest places to live in Georgia guide, showing how to balance low housing costs with peace of mind-a combo most blogs miss entirely.
In this article, you’ll discover:
- The 10 cheapest cities in Utah (with data you won’t find elsewhere).
- Which city is actually the cheapest city in Utah to live in (and why)?
- Smart hacks to save thousands on housing, utilities, and taxes.
By the end, you won’t just know where to move-you’ll know how to live better for less in Utah.
Cost of Living in Utah’s Cheapest Cities (2025)
When comparing the cheapest cities to live in Utah, it’s not just about housing. Rent, utilities, groceries, and income levels all play a role in whether a city is truly affordable. Below is a breakdown of the 2025 cost of living in Utah’s top 10 cheapest cities.
City | Median Home Value | Median Rent | Cost of Living vs. State Avg. | Median Income | Population |
|---|---|---|---|---|---|
Vernal | $328,000 | $1,100 | 11% lower | $59,178 | 10,500 |
| Price | $289,000 | $1,200 | 19.9% lower | $46,947 | 8,200 |
| Roosevelt | $323,000 | $1,000 | 12% lower | $72,664 | 7,200 |
Logan | $378,000 | $1,200 | 10.5% lower | $56,764 | 55,000 |
Ogden | $387,000 | $1,325 | 6% lower | $70,053 | 87,000 |
Brigham City | $394,000 | $1,156 | 11.7% lower | $66,435 | 20,000 |
| Tremonton | $407,000 | $1,200 | 11.7% lower | $72,028 | 12,400 |
Nibley | $481,000 | $1,180 | 10.5% lower | $105,726 | 8,300 |
| Hyrum | $418,000 | $1,750 | 10.5% lower | $85,557 | 10,800 |
| Nephi | $427,000 | $1,100 | 13% lower | $97,348 | 7,100 |
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Table Summary:
- Price is the cheapest city in Utah by home value, but incomes are lower; therefore, affordability depends on a career fit.
- Nibley has higher housing costs, but with $105K median incomes, it’s one of the best “cheap + high earning” combos.
- Ogden offers a balance of affordable housing and proximity to jobs, making it ideal for young professionals.
- Roosevelt shines for retirees thanks to affordable healthcare access.
Top 10 Cheapest Cities to Live in Utah in 2025
If you’re asking “what is the cheapest city to live in Utah?”-you’ll find multiple answers depending on whether you rent, buy, or consider safety and lifestyle.
Below is the ultimate 2025 ranking of the cheapest cities in Utah, built from housing costs, rents, cost-of-living data, and quality-of-life factors competitors missed.
1. Vernal – Utah’s #1 Cheapest City for Retirees & Families
- Median Home Value: $328,000
- Median Rent: $1,100
- Cost of Living: 11% below the national average
- Population: 10,500
Vernal tops nearly every affordability list-and for good reason. Housing is nearly half the price of Salt Lake City, groceries cost 7% less than the U.S. average, and utilities are among the cheapest in Utah. Families love the walkable small-town vibe, retirees enjoy access to Uintah Basin Medical Center, and outdoor lovers can explore Flaming Gorge or raft the Green River.
Pros: Very affordable homes, strong healthcare access, and outdoor recreation.
Cons: Remote location → longer drives to major job hubs.
Compare Vernal’s low costs with insights from our affordable places to live in Arizona guide.
2. Price – The Hidden Gem With Utah’s Cheapest Homes
- Median Home Value: $289,000 (cheapest in Utah)
- Median Rent: $1,200
- Cost of Living: 19.9% lower than the national average
- Population: 8,200
Price is where you’ll find Utah’s lowest home values. With nearby Utah State University Eastern and Intermountain Healthcare providing jobs, unemployment is below the U.S. average. Outdoor enthusiasts enjoy Price Canyon Recreation Area, and transportation costs are 13% below national averages.
Pros: Lowest home prices, job stability, easy access to outdoor recreation.
Cons: Smaller job market; limited nightlife.
Dive deeper into affordability comparisons in our affordable cities to live in Colorado blog.
Also, see how property taxes in Utah compare to those in other states with our property tax in the US guide.
3. Roosevelt – Best Cheap City for Community & Healthcare
- Median Home Value: $323,000
- Median Rent: $1,000
- Cost of Living: 12% below the national average
- Population: 7,200
Roosevelt is small but mighty when it comes to livability. Groceries and utilities run ~20% cheaper than national averages, and the city has the county’s only hospital-Uintah Basin Medical Center. Roosevelt is known for its tight-knit, generous community and safe, walkable neighborhoods, making it a top pick for retirees and families.
Pros: Affordable healthcare, safe neighborhoods, strong sense of community.
Cons: Limited shopping and entertainment options.
Compare Roosevelt’s affordability with affordable places to live in Michigan.
Also, balance cost vs safety insights from our safest places to live in Indiana.
4. Logan – Affordable College Town With Job Growth
- Median Home Value: $378,000
- Median Rent: $1,200
- Cost of Living: 10.5% below state average
- Population: 55,000
Logan blends affordability with opportunity. Home to Utah State University, it attracts students, young professionals, and families alike. Logan Canyon offers year-round hiking, skiing, and camping, while transportation costs are 26% below the U.S. average-ideal for commuters and students.
Pros: Affordable for students & professionals, booming job market, active lifestyle.
Cons: College-town vibe may not suit retirees.
Compare Logan’s affordability with affordable places to live in Oregon.
Also, review our affordable cities to live in Massachusetts for cross-state comparisons.
5. Ogden – Budget-Friendly City with Urban Energy
- Median Home Value: $387,000
- Median Rent: $1,325
- Cost of Living: 6% below state average
- Population: 87,000
Ogden offers a rare balance: affordable housing in a city with urban amenities. Historic 25th Street is lined with restaurants and art galleries, and its proximity to the Wasatch Mountains makes it a hotspot for skiing and mountain biking. With Weber State University and healthcare systems fueling jobs, Ogden is a great choice for families and young professionals alike.
Pros: Affordable housing, cultural amenities, proximity to Salt Lake City.
Cons: Higher crime rates than in smaller towns.
Compare Ogden’s affordability with our affordable places to live in Virginia.
Also, balance lifestyle trade-offs with our affordable places to live in Washington.
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6. Brigham City – Best for Retirees Seeking Value
- Median Home Value: $394,000
- Median Rent: $1,156
- Cost of Living: 11.7% lower than the state average
- Population: 20,000
Brigham City blends small-town living with affordability. Tree-lined streets and historic architecture give it charm, while healthcare services for seniors are comprehensive and often donation-based. That makes it one of the most affordable and retirement-friendly cities in Utah.
Pros: Senior-friendly, affordable healthcare, historic character.
Cons: Limited nightlife, smaller job market.
Compare Brigham City to cross-state affordability in our affordable places to live in South Carolina
7. Tremonton – Affordable Family-Friendly Community
- Median Home Value: $407,000
- Median Rent: $1,200
- Cost of Living: 11.7% below the Utah average
- Population: 12,400
Known for its warm community and family-friendly vibe, Tremonton delivers affordability and livability. Transportation costs are 13% below the national average, while local attractions like Crystal Hot Springs make for cheap recreation. Families find Tremonton attractive for its welcoming community and safe neighborhoods.
Pros: Affordable housing, community focus, and low transportation costs.
Cons: Limited cultural amenities.
See how Tremonton stacks up against other affordable hubs in our affordable places to live in Texas.
Also, explore budgeting comparisons with our cost to build a house in Virginia guide.
8. Nibley – Affordable but Growing Fast
- Median Home Value: $481,000
- Median Rent: $1,180
- Cost of Living: 10.5% lower than the Utah average
- Population: 8,300
Nibley offers affordability near Logan with a suburban feel. Groceries cost 8% less than the national average, and outdoor access to the Great Salt Lake boosts quality of life. Its median household income of $105K makes it one of Utah’s most balanced cities for affordability and earning potential.
Pros: Higher income levels, outdoor amenities, suburban lifestyle.
Cons: Rising housing costs; still developing infrastructure.
Compare Nibley with growth-oriented hubs in our affordable places to live in Colorado.
Also, check out how affordability trends differ in our affordable places to live in Oregon.
9. Hyrum – Affordable Outdoor Living
- Median Home Value: $418,000
- Median Rent: $1,750
- Cost of Living: 10.5% lower than the Utah average
- Population: 10,800
Hyrum is perfect for outdoor enthusiasts. With Hyrum State Park offering boating, camping, and fishing, families and professionals enjoy recreation without breaking the bank. Transportation costs are also 13% below U.S. averages, making commuting easier for locals.
Pros: Outdoor lifestyle, affordable living, family-friendly schools.
Cons: Smaller economy; limited entertainment options.
Compare Hyrum’s affordability with cross-state insights in our affordable places to live in Michigan.
Also, review tax implications in our New Jersey property tax blog.
10. Nephi – The Rising Affordable City
- Median Home Value: $427,000
- Median Rent: $1,100
- Cost of Living: 13% below state average
- Population: 7,100
Nephi is a small but growing city with utility costs 6.5% below the U.S. average and a median income of $97K. Its proximity to Spanish Fork Canyon and Timpanogos Cave makes it ideal for those who want affordability plus access to adventure.
Pros: Low utilities, growing economy, high median incomes.
Cons: Small population = fewer amenities.
Explore how Nephi compares to East Coast affordability in our affordable places to live in Virginia
Also, pair it with broader market insights from our affordable places to live in Washington.
How Safety, Schools & Amenities Change the Story
Finding the cheapest city in Utah to live in is only half the battle. For most families, affordability isn’t enough-questions about crime, schools, healthcare, and commuting matter just as much. This is where livability shifts the ranking.
Crime Rates & Safety
Cheaper doesn’t always mean safer. Cities like Price offer the lowest home prices in Utah, but crime rates can run slightly higher than the state average. In contrast, American Fork, while not the absolute cheapest, scores better on safety and community policing programs. Families often find that paying a little more up front delivers peace of mind long-term.
School District Ratings
For families, schools can outweigh savings. Logan offers affordable homes plus a strong public school system anchored by Utah State University. Contrast that with Roosevelt, where costs are lower, but school choices are fewer. Parents looking for long-term value often trade a slightly higher mortgage for access to better-rated schools.
Healthcare Access
Access to quality healthcare is critical, especially for retirees. Roosevelt shines here with Uintah Basin Medical Center, the only hospital in the county. Meanwhile, Nephi, though affordable, requires residents to travel farther for specialized care.
Commuting & Jobs
Distance to jobs is where trade-offs really show. Vernal has the cheapest housing but limited job hubs, meaning longer drives or remote work setups. Compare that with Ogden, where housing is slightly more expensive but proximity to Salt Lake City delivers stronger job opportunities. For many professionals, that tradeoff pays for itself.
Outdoor Recreation & Lifestyle
Finally, lifestyle is part of affordability. Hyrum may not be the absolute cheapest, but with Hyrum State Park, it delivers year-round affordable recreation. Meanwhile, Price saves on housing but lacks the same variety of local activities. Outdoor access often turns out to be the “hidden currency” that makes a city livable long-term.
Browse homes under $400K in Utah’s top cheap cities.
Final Thoughts: Cheapest Cities in Utah = Smart Living in 2025
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FAQs
1. What is the cheapest city to live in Utah in 2025?
The cheapest city in Utah in 2025 is Price, with median home values around $289,000 and rents near $1,200. Its cost of living is nearly 20% lower than the national average, making it a budget-friendly choice. However, incomes here are slightly lower than in cities like Logan or Ogden, so affordability depends on your job type and lifestyle.
If you want cheap housing plus stronger job markets, consider Logan (education + healthcare hub) or Ogden (close to Salt Lake City). These cities balance low costs with employment opportunities.
2. Is Utah cheap or expensive to live in?
Overall, Utah’s cost of living is slightly higher than the national average, especially in Salt Lake City and booming suburbs like Lehi. However, when you zoom in on cities like Vernal, Price, and Roosevelt, Utah offers pockets of affordability.
Groceries and utilities in Roosevelt, for example, are 20% lower than the U.S. average. Meanwhile, Nephi’s utility costs are 6.5% lower, giving it one of the most affordable day-to-day lifestyles in the state.
3. What is the safest and cheapest city to live in Utah?
If you’re looking for the safest and cheapest city in Utah, American Fork often ranks high. While not the lowest in housing costs, its safety ratings and community-driven events make it a great family choice.
Brigham City also deserves mention-it’s senior-friendly, has lower crime rates, and offers affordable healthcare. Both cities balance affordability with security, making them strong alternatives to lower-cost but higher-crime areas.
4. Where is the cheapest place to buy a house in Utah?
Price is the cheapest city to buy a home in Utah, with average values under $300K. Vernal follows closely, with homes averaging $328K. Both cities are significantly cheaper than Utah’s statewide median of nearly $500K.
However, buying in Nibley or Hyrum may be a smarter investment because incomes there are much higher. Higher household income means residents can better sustain mortgage payments and community growth, which may boost property values long-term.
5. Which Utah city has the lowest cost of living?
By raw numbers, Price leads with a 19.9% lower cost of living than the U.S. average. Roosevelt also performs well, offering a cost of living 12% lower than national figures, particularly for groceries and utilities.
But when factoring in incomes, Nibley wins on affordability per paycheck. With median household incomes above $105K, Nibley families stretch their money further despite slightly higher housing costs.
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As a great communicator with excellent negotiation skills, I focus more on establishing unbreakable ties between my clients, as opposed to just helping them achieve their real estate dreams. As a representative of both buyers and sellers, I understand how to lead a transaction process to ensure that the needs of both are met. My track record speaks for itself. Since I ventured into the industry in 2013 as a realtor, I have not only helped many buyers land perfect homes, but I have also assisted tons of owners and investors build wealth.