December Fed Cut Likely

Utah Renter's Feeling the Pinch; Active Listings up 19% YTD; AI Supercharges Land Deals

Author

David Robinson
November 26, 2025

> Featured Listings

Fantastic investment property near UVU and BYU! This well kept 6 plex offers six, 2 bedrooms, 1 bath units, with 4 units featuring newer carpet and 5 units have been recently painted. Major updates include new swamp coolers in upstairs units, new roof (2 yrs), newer water heaters, newer furnaces, and replaced main water line. Property features a grassy front area and rear parking. Zoning allows 1 family or 3 singles per unit.

modern 18-unit apartment community offering exceptional stability, strong tenant appeal, and a full suite of resort-style amenities. Built in 2017, this three-story property sits in the heart of Vineyard-one of Utah County's fastest-growing markets-just steps from the Vineyard UTA FrontRunner station and minutes from I-15, UVU, BYU, retail, restaurants, and entertainment. The property features a mix of spacious 1–3 bedroom residences, each designed for durability and tenant appeal with in-unit laundry, granite counters, stainless steel appliances, and private patios. Residents love the resort-style lifestyle: a full clubhouse, pool, 18-person hot tub, fitness center, sports courts, playground, BBQ stations, pet parks, and EV charging. Currently 94% occupied with a consistent four-year average NOI of $224,154, this asset offers immediate stability and long-term upside in one of Utah County's fastest-expanding submarkets.

This listing has 2 Duplexes Remodeled Duplex – Rare 1-Bedroom Units! Beautifully remodeled and meticulously maintained, Tax ID 02-039-0059 Both Tenants are Month to Month. Current rent $1000 Rents could be $1000 per month for the Unit and $100 per month for the large garage. 1996 Tax ID 20-390-957 Remodeled Duplex 2 bedroom units. Beautifully remodeled and meticulously maintained, Current Tenant is at $1400 per month left on a 6 month lease . Second Unit is vacant for a first time home buyer. This is a 1031 Exchange

Canovo Group may not be the listing brokerage for the above properties. The information provided is not guaranteed and should not be relied upon to make investment decisions. Buyers should complete their own analysis and due diligence before making any investment.

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> Utah Market Data

Utah Active Listings – Year-to-Date Summary

Utah Active Listings – Year-to-Date Summary (as of November 26, 2025)
Active listings across Utah are up 19% year-over-year, with roughly 13,000 homes currently on the market—showing a clear increase in supply compared to late 2024. Despite the added inventory, prices have held steady. The average price per square foot is up about 1%, and the median price per square foot has risen nearly 1% from a year ago.

Overall, 2025 has brought more balanced conditions to Utah’s housing market: buyers have more options, but home values remain stable, signaling a gradual normalization after several years of tight supply.

> Mortgage Rates & Financing

Mortgage Rates as of 11/26/2025

Mortgage rates have continued to ease across most loan products. The 30-year fixed is now at 6.20%, down slightly from both last week and last year. The 15-year fixed sits at 5.75%, also trending lower. FHA and VA loans are in the mid–5% range, both showing small declines over the past day, week, and year. Jumbo loans remain the highest at 6.40%, though still down nearly 0.8% from last year. Overall, rates have softened meaningfully year-over-year, offering buyers a bit more affordability heading into the winter season.

> Headlines & Insights

FEATURED ARTICLE

Utah Housing Costs: Renters Feeling the Pinch

New data from the 2024 American Community Survey shows that Utah renters are feeling much more housing pressure than Utah homeowners.

Renters in Utah
Nearly half of all renter households in Utah (48%) are cost-burdened, meaning they spend 30% or more of their income on rent and utilities. Utah has 360,409 renter households, and almost one out of every two is struggling to keep up with housing costs. This puts Utah in the same category as several higher-cost Western states where renters face strong upward pressure on rents.

Homeowners in Utah
In contrast, only 23% of Utah homeowners are cost-burdened. Utah has 185,669 owner households, and most are in a stronger financial position thanks to low mortgage rates and rising home equity. Utah sits below the national average for owner cost burdens, making it one of the more stable states for homeowners.

Why the Gap Matters
Utah’s strong population growth, limited housing supply, and rising rents have made renting harder, while homeowners benefit from low fixed-rate mortgages locked in during the last decade. This widening gap continues to shape Utah’s housing market.

What This Means for Utah Investors

  • High renter cost burdens signal ongoing demand for reasonably priced rentals and workforce housing.

  • Low owner cost burdens show stability in the homeowner market, reducing forced sales or distress.

  • Utah’s long-term fundamentals—job growth, in-migration, and young demographics—continue to support strong rental demand, especially in the Wasatch Front.

National Headlines

Conforming Loan Limits Rise – FHFA raised the 2026 conforming loan limit to $832,750, up 3.26%, reflecting higher home prices nationwide. High-cost markets will now allow loans up to $1,249,125, expanding access to conventional financing in nearly every U.S. county.

Multifamily Leads CRE Bidding – JLL’s October Bid Intensity Index shows investor competition strengthening again, with multifamily seeing the fiercest bidding activity thanks to a 3.5 million-unit housing shortage and renters staying put longer. Industrial also rebounded, while retail softened slightly due to more supply, signaling that capital is flowing back into CRE as confidence improves heading into 2026.

AI Supercharges Land Deals – D.R. Horton is partnering with Prophetic’s AI zoning platform to speed up land acquisition, letting them analyze development potential in seconds instead of hours. The tool processes thousands of zoning rules across 25 states, giving builders a major edge as they race to add more housing amid a nationwide 4-million-home shortage.

Fed Cut in December Likely - The market is now pricing in an 82.9% chance that the Fed will cut rates at the December 10 meeting, bringing the target range down to 3.50%–3.75%. Only 17.1% of traders expect the Fed to hold rates steady at 3.75%–4.00%, and the odds of a rate hike are effectively zero.

David Robinson

Principal Broker/Owner

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