Eagle Mountain, UT — Momentum Score, Home Values & Best-For

All states·Utah·Eagle Mountain

Utah County · Provo-Orem · population 60,575

Growing fast
Eagle Mountain, UT
Image: Wikipedia · Eagle Mountain, Utah
OverviewCost of livingMoving guide
View watchlist →
61
Stable
Momentum score · 0–100

Where Eagle Mountain stands

Population growing 8.6% per year.

Median home $513,384
1-year +0.1%
5-yr CAGR +3.0%
vs 5-yr peak -9.8%
Population +8.6%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-07$513k$248k$363k$478k$592k201620182020202220242026

Lifestyle scores

🚶
Walkability
30/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
87/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,191/mo$1,872$2,109$2,34620242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent9811010020242026

Rent vs buy

Price-to-rent ratio: 19.5
Lean buy

At a 19.5 price-to-rent ratio, Eagle Mountain is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
51 · w22%
Home 5-yr CAGR
53 · w22%
Distance from peak
45 · w18%
Population growth
90 · w16%
Rent YoY
68 · w12%
Home 10-yr CAGR
73 · w10%
Long thesis

Eagle Mountain has held up across the cycle: home values at $513,384 with +3.0% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Eagle Mountain's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Eagle Mountain

Eagle Mountain is a city in Utah County, Utah, with an estimated population of 60,575. It anchors the Provo-Orem metro area. The population has grown 8.6% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Eagle Mountain is $513,384 as of 2026-04, up 0.1% over the last 12 months. Over the last five years, home values have averaged +3.0% annual growth (-9.8% from the 5-year peak). Rents in Eagle Mountain average $2,191 per month, up 3.4% year-over-year. The composite momentum score is 61 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●People are voting with their feet: population growing 8.6% per year since 2020 — that’s faster than ~80% of US cities.
○The data is the data: Eagle Mountain has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Eagle Mountain (Wikipedia)

Eagle Mountain is a city in Utah County, Utah. It is part of the Provo–Orem metropolitan area, and located to the west and north of the Lake Mountains.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

Area50.43 sq mi
Elevation4885 ft
EstablishedDecember 3, 1996
Density865.02/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Utah County right now.

NWS active alerts (UT)Utah Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Utah County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Eagle Mountain

Saratoga Springs, UT63 · RisingWest Haven, UT65 · RisingVineyard, UT61 · StableSantaquin, UT73 · Rising

Run the numbers for Eagle Mountain

ToolCan I afford Eagle Mountain?Income → city shortlistToolROI on a Eagle Mountain rentalCap rate, cash-on-cash, DSCRToolCompare Eagle Mountain to anywhereSide-by-side up to 3 citiesToolEagle Mountain cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
36° / 20°
avg high / low
Summer (Jul)
92° / 64°
avg high / low
Sunny days/yr
226
~62% of year
Annual precip
12″ rain
53″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
Moderate
Flood
Low

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Eagle Mountain listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Provo-Orem area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
51%
Dry climate
Median household income
$89,100
Utah state median
Top industries (state-level)
Tech (SL Valley)HealthcareTourism

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Eagle Mountain

Explore other places with comparable momentum or affordability.

See all Utah cities →    Browse best-of lists →