84660 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
84660
84651
Opportunity
74 · Top 14%
vs68 · Top 23%
Growth
66 · Top 22%
vs68 · Top 18%
Climate
58 · Bottom 10%
vs60 · Bottom 17%
Physical resilience
49 · Bottom 41%
vs49 · Bottom 41%
Housing affordability
81 · Top 49%
vs78 · Bottom 47%
Schools
41 · Bottom 37%
vs18 · Bottom 8%
Access
92 · Bottom 46%
vs93 · Top 49%
Economic stability
81 · Top 9%
vs80 · Top 12%
Measured values
| Metric | 84660 | 84651 | Source period |
|---|---|---|---|
| Population | 48,583 | 29,503 | 2024 ACS 5-Year |
| Median household income | $104,355 | $96,999 | 2024 ACS 5-Year |
| Per capita income | $33,423 | $32,093 | 2024 ACS 5-Year |
| Population density | 134/sq mi | 233/sq mi | 2024 ACS 5-Year |
| Median home value | $489,000 | $459,300 | 2024 ACS 5-Year |
| Median gross rent | $1,460 | $1,525 | 2024 ACS 5-Year |
| Homeownership rate | 79.9% | 85.0% | 2024 ACS 5-Year |
| Unemployment rate | 3.7% | 3.8% | June 2026 |
| Employment change (year over year) | -0.6% | -0.6% | June 2026 |
| Bachelor's degree or higher | 39.4% | 29.3% | 2024 ACS 5-Year |
| Poverty rate | 6.3% | 5.7% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 321 | 184 | 12 months ending July 2026 |
| Permits per 1,000 residents | 7.1 | 8.0 | 12 months ending July 2026 |
| Permit change (year over year) | -10.8% | -3.7% | 12 months ending July 2026 |
| Average July high | 93°F | 90°F | 1991-2020 Normals |
| Average January low | 22°F | 20°F | 1991-2020 Normals |
| Annual precipitation | 20.2" | 18.4" | 1991-2020 Normals |
| Distance to major airport | 20 mi | 18 mi | NASR current cycle |
| Average commute | 21.8 min | 25.3 min | 2024 ACS 5-Year |
| Median age | 28.3 | 30.9 | 2024 ACS 5-Year |
| Public schools | 15 | 8 | 2024-25 school year |
| Students per teacher | 21.69 | 22.49 | 2024-25 school year |
| Math proficiency | 41.6% | 32.9% | 2019-20 school year |
| Reading proficiency | 38.6% | 31.8% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 26.1% | 33.6% | 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
84660
Elevated or high exposure: wildfire.
84651
Elevated or high exposure: wildfire.
Full profiles: 84660 — Spanish Fork, UT · 84651 — Payson, UT · How this is calculated: methodology