Updated 2026 · Based on median market data for Heber, UT
Heber sits in the West with a population of 50,000 growing rapidly at 2% annually. The median home costs $1,130,000 while rents average $2,710/mo, producing an estimated cap rate of 1.38%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Heber works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 1.38% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $1,130,000 median — around $904,000 or less. At this price point with $2,710/mo rents, your cap rate improves to roughly 2.1%. Factor in 0.57% property taxes ($6,441/yr), budget 5% of gross rent for maintenance, and underwrite to a 4.3% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $6,648.
Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Heber property using our cap rate calculator (pre-filled with Heber data). Compare Heber against similar markets in the West region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Heber vs Utah state average and national average across key investment metrics. Heber's cap rate is below both benchmarks — deal sourcing is critical here.