Location: Ogden, UT | Metro: Ogden, UT MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,350 |
| 1 Bedroom | $1,430 |
| 2 Bedrooms | $1,820 |
| 3 Bedrooms | $2,440 |
| 4 Bedrooms | $2,920 |
| 5 Bedrooms | $3,387 |
| 6 Bedrooms | $3,793 |
| 7 Bedrooms | $4,096 |
| 8 Bedrooms | $4,301 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,820 | $376,837 | 0.48% | F |
| 3BR | $2,440 | $485,658 | 0.5% | F |
| 4BR | $2,920 | $586,894 | 0.5% | F |
| 5BR | $3,387 | $695,464 | 0.49% | F |
U.S. Census Bureau data (2024)
In Centerville, Utah (ZIP 84014), the real estate market presents a nuanced picture that balances both opportunities and challenges for landlords and small-portfolio investors. The median home value stands at $589,779, indicating a stable housing market with a relatively high base price. This stability is further underscored by the fact that only 0.3% of listings have reduced their prices, suggesting strong seller pricing power. The median days on market (DOM) being listed as N/A suggests that homes are selling quickly, often before reaching a typical DOM metric, which reinforces the notion of a robust demand environment.
The interplay between home values and rental rates offers insight into potential investment strategies. The Fair Market Rent (FMR) for ZIP 84014 in fiscal year 2024 is projected to be $1550, while the current market rate, as measured by ZORI, is $1,645. This gap between FMR and market rent signals that there is a slight premium for rentals, which could be indicative of a tight rental market. However, the modest difference between FMR and ZORI also suggests that rental rates may face some pressure to moderate in line with government projections.
For long-term investors, the setup implies a cautious approach towards expecting significant appreciation. While the median home value remains strong and the low percentage of price reductions suggest a resilient market, the absence of a substantial increase in rental rates relative to FMR projections points to limited upside potential. This scenario does not support a strong thesis for rapid property value growth. Instead, it favors a strategy focused on maintaining steady cash flows through rental income, rather than capital appreciation.
Investors should also consider the broader economic context. The housing market's strength, coupled with the slight premium in rental rates, indicates that Centerville continues to attract residents seeking a stable living environment. However, the proximity of rental rates to government projections suggests a balanced market where significant increases in either home values or rental rates are unlikely without external factors such as economic stimulus or population growth.
To summarize, the median home value, low percentage of price reductions, and quick sales indicate a healthy but stable housing market. The rental market shows a slight premium, but this may not persist given the alignment with FMR projections. Long-term investors should focus on consistent rental yields rather than speculative appreciation. The data supports a market that will likely remain steady, offering reliable returns but limited room for rapid growth.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.