Salem, UT — Momentum Score, Home Values & Best-For

All states·Utah·Salem

Utah County · Provo-Orem · population 11,283

Growing fastSmall-town feel
OverviewCost of livingMoving guide
View watchlist →
76
Rising
Momentum score · 0–100

Where Salem stands

At or near all-time high. population growing 5.0% per year.

Median home $615,518
1-year +3.4%
5-yr CAGR +5.2%
vs 5-yr peak -0.4%
Population +5.0%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-02$616k$275k$398k$520k$643k201620182020202220242026

Lifestyle scores

🚶
Walkability
25/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
15/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
54/100
Workable for remote workers
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.

How the momentum score breaks down

methodology →
Home YoY
67 · w22%
Home 5-yr CAGR
66 · w22%
Distance from peak
88 · w18%
Population growth
90 · w16%
Home 10-yr CAGR
79 · w10%
Long thesis

Salem has been growing population at 5.0% per year while home values compounded +5.2% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.

Short thesis

Salem'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 Salem

Salem is a city in Utah County, Utah, with an estimated population of 11,283. It anchors the Provo-Orem metro area. The population has grown 5.0% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Salem is $615,518 as of 2026-04, up 3.4% over the last 12 months. Over the last five years, home values have averaged +5.2% annual growth, with prices at or near the 5-year peak. The composite momentum score is 76 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 5.0% per year since 2020 — that’s faster than ~80% of US cities.
●Healthy 5-year run: +5.2% annualized over 5 years, outpacing US inflation.
●Quiet strength: +3.4% over the trailing year — not a melt-up, but the market is bid.
●Held the highs: currently -0.4% from the 5-year peak — this market refused to give back gains.

▼ Bear case

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

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

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 Salem

West Point, UT78 · HotSyracuse, UT74 · RisingGrantsville, UT75 · RisingCedar City, UT73 · Rising

Run the numbers for Salem

ToolCan I afford Salem?Income → city shortlistToolROI on a Salem rentalCap rate, cash-on-cash, DSCRToolCompare Salem to anywhereSide-by-side up to 3 citiesToolSalem 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 Salem listings on the major real-estate sites.

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

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.

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