By home value
I am Scott Buehler, and this is Utah's 20 largest counties ordered cheapest first by the American Community Survey median home value, one source for all twenty so they can actually be compared. The trade behind a lower figure is almost always distance and a smaller job base, and that is the part worth reading closely.
The full ranking
Sorted by median home value, cheapest first, with median household income alongside so you can see how price and earnings move together.
| Rank | County | Median home value | Median household income | Region |
|---|---|---|---|---|
| 1 | San Juan CountySeat: Monticello | ~$224,200 | ~$64,500 | Eastern Utah |
| 2 | Carbon CountySeat: Price | ~$228,500 | ~$58,400 | Eastern Utah |
| 3 | Duchesne CountySeat: Duchesne | ~$283,700 | ~$78,400 | Eastern Utah |
| 4 | Millard CountySeat: Fillmore | ~$284,700 | ~$73,600 | Central Utah |
| 5 | Uintah CountySeat: Vernal | ~$298,600 | ~$73,700 | Eastern Utah |
| 6 | Sevier CountySeat: Richfield | ~$311,200 | ~$74,900 | Central Utah |
| 7 | Sanpete CountySeat: Manti | ~$347,200 | ~$70,100 | Central Utah |
| 8 | Iron CountySeat: Parowan | ~$379,000 | ~$66,200 | Southern Utah |
| 9 | Box Elder CountySeat: Brigham City | ~$403,600 | ~$84,600 | Box Elder County |
| 10 | Juab CountySeat: Nephi | ~$425,400 | ~$101,800 | Central Utah |
| 11 | Weber CountySeat: Ogden | ~$426,700 | ~$90,000 | Weber & Morgan Counties |
| 12 | Tooele CountySeat: Tooele | ~$431,600 | ~$106,600 | Tooele County |
| 13 | Cache CountySeat: Logan | ~$444,400 | ~$81,700 | Cache Valley |
| 14 | Davis CountySeat: Farmington | ~$505,500 | ~$110,900 | Davis County |
| 15 | Washington CountySeat: St. George | ~$510,700 | ~$80,600 | Southern Utah |
| 16 | Salt Lake CountySeat: Salt Lake City | ~$525,700 | ~$97,500 | Salt Lake County |
| 17 | Utah CountySeat: Provo | ~$538,700 | ~$100,700 | Utah Valley |
| 18 | Morgan CountySeat: Morgan | ~$654,900 | ~$130,900 | Weber & Morgan Counties |
| 19 | Wasatch CountySeat: Heber City | ~$787,300 | ~$117,600 | Wasatch Back |
| 20 | Summit CountySeat: Coalville | ~$1,067,700 | ~$138,100 | Wasatch Back |
Population: Census Bureau county population estimates, Vintage 2025 (July 1, 2025). Growth measured from the April 1, 2020 estimates base in the same Census table. 2026 outlook: a straight-line outlook from the 2020 to 2025 Census trend (the Census Bureau does not project county totals). Home values and income: American Community Survey 2020-2024 5-year, county medians. Sales tax: Utah State Tax Commission, combined rate at the county seat, first quarter 2026. Federal and private land: Kem C. Gardner Policy Institute, Utah Land Ownership, July 2025. Figures checked September 2026 and rounded; the population figures are exact.
County by county
Each county below, in ranked order, with what its median figure buys and the trade behind it.
No. 1
~$224,200 median home value
San Juan sits at the base of the Abajo Mountains in the far southeast corner of the state. Monticello is the seat, Blanding the largest town, and the county's land runs from Bears Ears to Natural Bridges and the Needles district of Canyonlands. The figure is the honest price of being the farthest county from Wasatch Front jobs.
No. 2
~$228,500 median home value
Carbon runs the Castle Valley corridor with Price as both the seat and the largest town. The setting is high desert with cold winters, and Utah State University Eastern calls Price home. The county is closer to Wasatch Front jobs than the counties farther east, but its local economy stays smaller.
No. 3
~$283,700 median home value
Duchesne sits in the Uinta Basin with Roosevelt as the largest town and a county seat that carries the county's own name. Starvation State Park anchors the recreation. Home values stay low because the drive to the Wasatch Front is a long one and the local job base is modest.
No. 4
~$284,700 median home value
Millard runs the Pahvant Valley with Fillmore as the seat and Delta the largest town. I-15 cuts through the county and I-70 begins at Cove Fort, so the road north is main pavement all the way. Even so, the trip is long enough that the market here answers mostly to its own smaller economy.
No. 5
~$298,600 median home value
Uintah is the far northeast of the state's desert country, with Vernal as both the seat and the largest town. Dinosaur National Monument sits near Jensen, and Steinaker and Red Fleet reservoirs anchor the county's recreation. It is a long haul from the Wasatch Front, and the housing market here tracks a smaller local economy.
No. 6
~$311,200 median home value
Sevier sits at the middle of the state, where I-70 meets I-15 at Cove Fort, with Richfield as both the seat and the largest town. Fremont Indian State Park is the county's main public stop. The county is small, and its home values follow a local economy rather than Wasatch Front demand.
No. 7
~$347,200 median home value
Sanpete runs north and south through the Sanpete Valley with Manti as the seat and Ephraim the largest town. Snow College anchors Ephraim, and Palisade and Yuba reservoirs sit on the county's edges. It is a working farm valley, and its values sit a step below the Wasatch Front.
No. 8
~$379,000 median home value
Iron County is my home market, running from the mountain valley around Cedar City up to the Brian Head ski area, with Parowan as the seat. Southern Utah University, Cedar Breaks National Monument, and Frontier Homestead State Park anchor the county. Four full seasons with winter snow are the norm, and home values run well below the Wasatch Front.
No. 9
~$403,600 median home value
Box Elder fills the northwest corner of the state, tucked below the Wellsville range with Brigham City as both the seat and the largest town. Golden Spike National Historical Park and Willard Bay are the county's best-known stops. It sits close enough to the Wasatch Front that its values run nearer the metro counties than the rest of this half of the list.
No. 10
~$425,400 median home value
Juab runs along I-15 with Nephi as both the seat and the largest town. Little Sahara and Yuba reservoir bring much of the county's traffic. Growth here has been fast, and the median now sits close to the level of the lower-priced metro counties.
No. 11
~$426,700 median home value
Weber County centers on Ogden at the north end of the Wasatch Front. Weber State is here, and Snowbasin, Powder Mountain, and Nordic Valley sit inside the county. Home values run below Davis and Salt Lake, and the county keeps the full set of metro amenities without the top metro price.
No. 12
~$431,600 median home value
Tooele County sits west of the Salt Lake Valley with the city of Tooele as both the seat and the largest town. Growth has been fast as demand has spread across the mountains. The trade is a longer daily drive into Salt Lake, and the county has no ski area or state park of its own.
No. 13
~$444,400 median home value
Cache County fills the Cache Valley with Logan as both the seat and the largest town. Utah State anchors the county, and Beaver Mountain and Cherry Peak are inside its borders. Cold winters are part of the bargain, and the median still runs below the Wasatch Front.
No. 14
~$505,500 median home value
Davis County hugs the bench below the Wasatch with Layton as the largest town and Farmington the seat. Hill Air Force Base and Lagoon are here, and Antelope Island rises out of the lake off the county's west edge. The median sits close to Salt Lake County's, and the commute keeps the county in steady demand.
No. 15
~$510,700 median home value
Washington County is my other home market, built around St. George in the low desert of the southwest corner. Zion sits a short drive away, and Snow Canyon, Sand Hollow, Quail Creek, and Gunlock spread the recreation across the county. Mild winters and fast growth have brought the median up near Wasatch Front levels.
No. 16
~$525,700 median home value
Salt Lake County is the state's anchor, with Salt Lake City as both the seat and the largest town. Intermountain Health, the University of Utah, and the state government carry the job base, and Alta, Snowbird, Brighton, and Solitude sit up the county's canyons. Winter inversions are the honest trade for the valley's job depth.
No. 17
~$538,700 median home value
Utah County runs the length of Utah Valley with Provo as both the seat and the largest town. BYU and Utah Valley University anchor the county, and Sundance sits up the mountain on the east side. Hot, dry summers and some winter inversion come with the valley, and fast growth has pushed the median past Salt Lake County's.
No. 18
~$654,900 median home value
Morgan is the smallest county in this ranking, a band of the Weber River valley between the Wasatch Front and the Wasatch Back. Cold mountain-valley winters with heavy snow are the norm, and East Canyon and Lost Creek state parks sit close by. Its median runs above most of the metro counties, a reminder that a small county is not automatically a cheap one.
No. 19
~$787,300 median home value
Wasatch County centers on Heber City at the head of the Wasatch Back. Jordanelle, Deer Creek, and Wasatch Mountain state parks surround the towns, and the Park City ski areas sit just across the county line. Long, cold winters are the trade for a median that runs well above the metro counties.
No. 20
~$1,067,700 median home value
Summit County closes the list at the top of the price range, with Park City as the largest town and Coalville the seat. Park City Mountain and Deer Valley anchor the county's recreation, and I-80 ties it to Salt Lake. The median here is the highest in the ranking by a wide margin, so this list is a spread of prices rather than a judgment on the counties.
Reading the list
A median home value is one number for a whole county. It comes from the American Community Survey, and it is an estimate of what owner-occupied homes are worth, not a record of sales. It also lags. The survey window runs through 2024, and the market has moved since that data was collected.
A county median hides the spread inside the county. A town with its own job center can run well above the county figure, and an outlying stretch can run below it. The cheapest county on this list can still hold homes priced far above its median, and the most expensive one can hold homes priced far below its own.
This ranking is only about home value, and it covers only the twenty largest counties by population. It says nothing about which place fits you. A lower figure usually trades distance and a smaller job base, and a higher one usually buys proximity or recreation. That trade is a personal call, and it is worth more of your time than the number itself.
Common questions
Among the twenty largest counties in Utah, San Juan County has the lowest median home value in the American Community Survey figures used on this page. It sits at the base of the Abajo Mountains in the far southeast of the state, with Monticello as the seat and Blanding as the largest town. The ranking covers only the twenty largest counties by population.
The pattern is distance and jobs. The counties with the lowest medians sit farthest from the Wasatch Front, where most of the state's employment and home buying is concentrated, and they have smaller job bases of their own. That keeps demand down and prices with it. Small size alone does not make a county cheap. Morgan County is small, and its median runs above most of the metro counties.
No. A county median is a wide average, and the commute depends on where in the county you live and where you work. Some cheaper counties sit on main routes, with I-15 running through Millard, Sevier, and Juab. Carbon sits along the highway that links eastern Utah to the Wasatch Front. The drive into Salt Lake is still a long one from each of them, so distance matters, but the county line is a blunt way to measure it.
No. The figure is an American Community Survey estimate of what owner-occupied homes are worth across the whole county, drawn from a survey window rather than from recent sales. A median splits the county in half, so plenty of homes sit above it and plenty sit below it. Any single sale can land well away from the number, and the market usually moves faster than a survey does.
Talk it through
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