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

All states·Utah·Washington

Washington County · St. George · population 35,501

Growing fast
Washington, UT
Image: Wikipedia · Washington, Utah
OverviewCost of livingMoving guide
View watchlist →
66
Rising
Momentum score · 0–100

Where Washington stands

Population growing 6.1% per year. rents up 5.4% in the last year.

Median home $547,255
1-year -1.0%
5-yr CAGR +4.8%
vs 5-yr peak -5.8%
Population +6.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$547k$242k$363k$484k$604k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
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
$1,999/mo$1,464$1,791$2,118202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent107128100120202220242026

Rent vs buy

Price-to-rent ratio: 22.8
Lean rent

At a 22.8 price-to-rent ratio, the math is starting to lean toward renting in Washington. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
45 · w22%
Home 5-yr CAGR
64 · w22%
Distance from peak
57 · w18%
Population growth
90 · w16%
Rent YoY
81 · w12%
Home 10-yr CAGR
79 · w10%
Long thesis

Washington has held up across the cycle: home values at $547,255 with +4.8% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Washington'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 Washington

Washington is a city in Washington County, Utah, with an estimated population of 35,501. It anchors the St. George metro area. The population has grown 6.1% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Washington is $547,255 as of 2026-04, down 1.0% over the last 12 months. Over the last five years, home values have averaged +4.8% annual growth (-5.8% from the 5-year peak). Rents in Washington average $1,999 per month, up 5.4% year-over-year. The composite momentum score is 66 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 6.1% per year since 2020 — that’s faster than ~80% of US cities.
●Hot rental market: rents up 5.4% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

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

About Washington (Wikipedia)

Washington is a city in south central Washington County, Utah, United States and is a part of the St. George Metropolitan Area. The area is also known as Utah's Dixie because the Mormon pioneers who settled the St. George area came to the area to raise cotton, which was milled at the cotton mill in Washington. The population was 27,993 as of 2020. Washington is a fast-growing suburb of St. George, and is the second largest city in Washington County.

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

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 Washington County right now.

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

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

Cities like Washington

Hurricane, UT64 · RisingIvins, UT69 · RisingTooele, UT71 · RisingAmerican Fork, UT68 · Rising

Run the numbers for Washington

ToolCan I afford Washington?Income → city shortlistToolROI on a Washington rentalCap rate, cash-on-cash, DSCRToolCompare Washington to anywhereSide-by-side up to 3 citiesToolWashington 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 Washington 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 St. George 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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