What's a good cap rate in Provo?

In Provo, cap rates typically run around 5.8% (Utah state median). A deal above that line is outperforming the local market; below it, you're paying up for appreciation or stability. TrueCap shows where any specific Provo deal lands versus this benchmark.

What's the average rent for a rental in Provo?

A typical rental in Provo runs about $1,460–$2,031/mo (HUD Fair Market Rent, 2–3BR). TrueCap auto-fills HUD Fair Market Rent for the exact address you enter.

What is the property tax rate in Utah?

Utah's effective property tax rate is about 0.57% of value per year — the figure TrueCap applies by default for Provo deals. You can override it with the exact local rate.

Provo, UT

Provo rental property analysis

Provo combines a young, fast-growing population (BYU, a booming tech corridor) with Utah's strong economy — high demand, low vacancy.

Provo market snapshot

Balanced market

Mid-range cap rates — cash flow and appreciation are both realistically on the table.

Typical cap rate

5.8%

Utah state median

Typical rent

$1,460–$2,031/mo

HUD FMR · 2–3BR · 2026

Typical price

$400,000–$520,000

est., all-in

Property tax

0.57%

Utah effective

Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.

Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.

Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated June 2026

Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.

Is Provo a good place to buy rentals?

Exceptional demand and rent growth, but appreciation has compressed yields. A growth play for investors with reserves.

See the full Utahinvesting guide — taxes, landlord law & top metros →

Neighborhoods to look at in Provo

Orem

Adjacent; family + student renters, low vacancy.

Provo Bench

Desirable, steady demand.

Spanish Fork

Suburb with newer stock, growth.

Neighborhood notes are starting points, not recommendations — always underwrite the specific property.

Run a Provo deal in 60 seconds

Paste a Provo address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with Utah tax and HUD rent so you start from the right assumptions.

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