84601 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
84119
84601
Opportunity
60 · Top 38%
vs61 · Top 37%
Growth
47 · Bottom 43%
vs49 · Bottom 47%
Climate
55 · Bottom 6%
vs57 · Bottom 8%
Physical resilience
55 · Bottom 46%
vs49 · Bottom 41%
Housing affordability
58 · Bottom 20%
vs64 · Bottom 27%
Schools
4 · Bottom 1%
vs20 · Bottom 10%
Access
99 · Top 8%
vs99 · Top 15%
Economic stability
64 · Top 42%
vs66 · Top 38%
Measured values
| Metric | 84119 | 84601 | Source period |
|---|---|---|---|
| Population | 50,070 | 32,330 | 2024 ACS 5-Year |
| Median household income | $71,378 | $67,207 | 2024 ACS 5-Year |
| Per capita income | $28,052 | $29,682 | 2024 ACS 5-Year |
| Population density | 4,349/sq mi | 2,430/sq mi | 2024 ACS 5-Year |
| Median home value | $382,600 | $403,500 | 2024 ACS 5-Year |
| Median gross rent | $1,520 | $1,208 | 2024 ACS 5-Year |
| Homeownership rate | 56.8% | 48.1% | 2024 ACS 5-Year |
| Unemployment rate | 3.7% | 3.5% | June 2026 |
| Employment change (year over year) | 0.0% | -0.6% | June 2026 |
| Bachelor's degree or higher | 17.0% | 32.9% | 2024 ACS 5-Year |
| Poverty rate | 13.0% | 14.3% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 255 | 371 | 12 months ending July 2026 |
| Permits per 1,000 residents | 1.8 | 3.2 | 12 months ending July 2026 |
| Permit change (year over year) | 168.4% | -10.0% | 12 months ending July 2026 |
| Average July high | 94°F | 95°F | 1991-2020 Normals |
| Average January low | 24°F | 24°F | 1991-2020 Normals |
| Annual precipitation | 15.5" | 17.2" | 1991-2020 Normals |
| Distance to major airport | 6 mi | 2 mi | NASR current cycle |
| Average commute | 23.7 min | 22.0 min | 2024 ACS 5-Year |
| Median age | 30.7 | 25.9 | 2024 ACS 5-Year |
| Public schools | 18 | 9 | 2024-25 school year |
| Students per teacher | 22.97 | 21.34 | 2024-25 school year |
| Math proficiency | 21.7% | 30.6% | 2019-20 school year |
| Reading proficiency | 20.4% | 35.0% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 56.1% | 45.8% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
84119
Elevated or high exposure: wildfire.
84601
Elevated or high exposure: wildfire.
Full profiles: 84119 — West Valley City, UT · 84601 — Provo, UT · How this is calculated: methodology