RentDataNowRentDataNow
City Report · UT

West Valley City

Pop. 138,437·47th most expensive in Utah·West Valley City rents have dropped 6.2%, currently a renter's market
Median rent (all units)
$1,504/mo
Year-over-Year
-6.2%
Month-over-Month
-2.6%
vs US Median
-$461
Falling (Monthly)
Be the first to discuss West Valley City rents ↓
Most AffordableMost Expensive
West Valley City · $1,504
More affordable than 75% of US cities · National median $1,965/mo
Rent Reality Score
83/100
Great value
OverheatedFairGreat value

Rents are 17% below what West Valley City's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$1,504/mo
Expected by trend
$1,801/mo
The Rent Reality Score compares today's median rent to where West Valley City's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,320
1 BR
$1,537
2 BR
$1,850
3 BR
$2,487
4 BR+
$2,827
Research median
$1,850/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

Loading…

Last updated: July 20, 2026

Annual cost
$18,048/yr
At $1,504/mo median
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 6.2% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (-6.2% YoY, -2.6% MoM), not inventory.
Rent check

Is your rent fair?

Compare your rent to the local median.

Demographics

Who lives here

West Valley City, UT is majority owner-occupied, has a large share of families with children, has a median income above the national average, 16.1% of residents hold a bachelor's degree or higher.

Population
138,437
Median income
$92,209
Median age
31.2
Renters
27.9%
Age distribution
30%
25.7%
25%
Under 1830%
18–3425.7%
35–5425%
55–6410.2%
65+9%
Gender
50.9%
49.1%
Male50.9%
Female49.1%
Race & ethnicity
45.5%
43.3%
White45.5%
Black2.4%
Hispanic43.3%
Asian5.5%
Other3.3%
Education (25+)
19%
35.2%
29.7%
16.1%
No HS diploma19%
HS diploma35.2%
Some college29.7%
Bachelor's+16.1%
Housing tenure
72.1%
27.9%
Owner72.1%
Renter27.9%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How West Valley City, UT has changed in 5 years

Rent
$1,253 → $1,504
up 20.0%
Income
$75,137 → $92,209
up 22.7%
Population
139,361 → 138,437
down 0.7%
Renter share
30.5% → 27.9%
-2.6 pts
Bachelor's+
15.3% → 16.1%
+0.8 pts
Median age
30.1 → 31.2
+1.1 yrs

Since 2021, the typical rent in West Valley City, UT has increased from $1,253 to $1,504, a 20.0% change over five years. Local incomes tracked alongside that move, going from a median of $75,137 in 2021 to $92,209 more recently. Renters now make up 27.9% of households, compared with 30.5% five years ago. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the West Valley City, UT market of 2021.

Community

Discussions about West Valley City

No discussions yet. Start the conversation.

View West Valley City rent history (2015–2026) →
Salary vs rent

Can you afford rent in West Valley City on your salary?

At $1,504/mo, how West Valley City rent compares to typical pay (30% rule).

By apartment size

West Valley City rent by bedroom count

Median rent for each apartment size in West Valley City. Click any size for full breakdown.

Local insights

Tips for renters in West Valley City

About renting in West Valley City, UT

Last updated: July 20, 2026

The median rent in West Valley City is $1,504/mo as of July 2026. A studio apartment averages $1,320/mo while a 2-bedroom runs $1,850/mo. One-bedroom apartments average $1,537/mo and 3-bedroom units go for $2,487/mo.

At 20% of local median household income ($92,209/yr), West Valley City ranks as affordable compared to the national benchmark of 30%. Rents have decreased 6.2% over the past year.

FAQ

Frequently asked questions

Is West Valley City an affordable city for renters?

West Valley City is considered very affordable for renters. At $1,504/mo, rent takes approximately 20% of the local median household income ($92,209/yr). The standard benchmark is 30%. West Valley City falls comfortably within that range.

How much income do you need to rent in West Valley City?

To keep rent at or below 30% of gross income, you would need to earn at least $60,000/year (~$29/hour full-time) to afford the median rent of $1,504/mo in West Valley City. The local median household income is $92,209/yr, meaning the typical West Valley City household meets that threshold.

Is rent going up or down in West Valley City?

Rent in West Valley City has decreased 6.2% over the past year as of July 2026, offering some relief compared to 12 months ago.

Which West Valley City neighborhoods have the lowest rent?

The most affordable ZIP codes in West Valley City are 84119 ($1,434/mo), 84120 ($1,585/mo), and 84128 ($1,757/mo). Citywide, the median rent in West Valley City is $1,504/mo.

How does West Valley City rent compare to other cities in Utah?

West Valley City is one of the more affordable cities in Utah for rent, ranking #47 out of 56 tracked cities at $1,504/mo.

Which nearby cities are cheaper to rent in than West Valley City?

Several nearby cities have lower median rents than West Valley City ($1,504/mo): Taylorsville ($1,417/mo), Murray ($1,461/mo).

What percentage of West Valley City residents rent vs. own?

According to Census data, approximately 27.9% of West Valley City households are renters, while 72.1% are owner-occupied. West Valley City leans toward homeownership, which can mean a smaller rental inventory.

How does West Valley City rent compare to the national average?

West Valley City's median rent of $1,504/mo is $461 (23%) below the US national median of $1,965/mo. Within Utah, it ranks #47 out of 56 tracked cities.
Income Affordability
20%
VERY AFFORDABLE

At $1,504/mo, rent takes ~20% of West Valley City's median household income ($92,209/yr). The standard benchmark is 30%.

West Valley City 20%Benchmark 30%
State income tax4.55%
Run the West Valley City affordability calculator →
Lowest-rent ZIP codes in West Valley City
Compare

How does this area stack up?

Pick another city or ZIP to compare.

Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near West Valley City, UT

Recent submissions

Be the first to submit your rent for West Valley City.

Recent discussions

No discussions yet.