Best Places84096, UT Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 84096, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
84096 ranks 1,300th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on population health by a wide margin, and air quality ranks lowest.
The best neighborhoods in 84096
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
84096's strengths and weaknesses
Where 84096 ranks high
- Health outlookBetter than 98% of zip codes
- Crime safetyBetter than 97% of zip codes
- Heat safetyBetter than 97% of zip codes
- Cost of living vs incomeBetter than 94% of zip codes
- Household income$129,103 median, better than 92% of zip codes
Where 84096 ranks low
- Air qualityBetter than only 8% of zip codes
- Disaster safetyBetter than only 15% of zip codes
- Tree shadeBetter than only 20% of zip codes
- Housing crash safetyBetter than only 25% of zip codes
- Healthcare accessBetter than only 26% of zip codes
What it costs to buy a home in 84096
A household needs to earn about $149,000 a year to comfortably buy the median 84096 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $129,103, so buying stretches a typical household.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 84096's effective rate of 0.57%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 9 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 84096
84096 runs younger than the country, and households here run larger than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 84096.
Who works in 84096, and how
Work in 84096 centers on health care & social and retail trade. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 72%
- Work from home 25%
- Transit, walk, or bike 3%
Life in 84096
84096 has fewer places to eat and drink per resident than most zip codes and more parkland per resident than 85% of zip codes. Dining, parks, and nightlife concentrates in some parts of 84096 and thins out in others, which the map shows.
What the weather is like in 84096, month by month
84096 sees roughly 133 pleasant days a year. July highs average about 94 degrees. January highs sit near 39, with lows near 25. The comfortable stretch runs May, June, and September.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 39° | 31° | 25° |
| April | 62° | 50° | 40° |
| July | 94° | 81° | 68° |
| October | 64° | 52° | 42° |
Flying in and out of 84096
Salt Lake City International sits about 20 miles away. It is a large hub and boarded 13.4 million passengers in 2025, with 154 nonstop destinations.
The best schools in and around 84096
Schools across 84096 average a B−, better than 61% of zip codes.
Top elementary schools
- Herriman SchoolA · 63% proficient
- Blackridge SchoolA− · 57% proficient
- Bluffdale SchoolB+ · 54% proficient
Top middle schools
- Fort Herriman MiddleA− · 55% proficient
- Frontier Middle SchoolB− · 41% proficient
- Copper Mountain MiddleC · 35% proficient
Top high schools
- Westlake HighB− · 42% proficient
- Riverton HighB− · 40% proficient
- Mountain Ridge HighC+ · 39% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 84096 school and its grade on SchoolGrade.
84096 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 84096 against the other 33,109 zip codes.
Who 84096 suits
Remote workers
Cost of living against local pay beats 94% of zip codes, internet is fast and widely advertised, and 25% already work from home.
Common questions about living in 84096
Is 84096 a good place to live?
Using BestNeighborhood's default rankings, 84096 ranks 1,300th of 33,110 zip codes. It scores highest on population health, low crime, and heat safety, and lowest on air quality and disaster risk. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 84096 expensive to live in?
The median home is worth $590,061. The overall cost of living runs about 6% below the national average. Set against a $129,103 median income, cost of living beats 94% of zip codes.
Is 84096 safe?
Yes, 84096 is safer than 97% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $174 per resident a year.
What is the weather like in 84096?
July highs average about 94 degrees, and January highs near 39 with lows near 25. That works out to about 133 pleasant days a year, more than 82% of zip codes.
Is 84096 good for families?
Schools beat 61% of zip codes, crime safety beats 97%, and childcare runs $929 a month.
Compare 84096 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 84096. Scores are absolute rather than ranked, which means a 60 in 84096 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
84096 detail on BestNeighborhood maps:
- Walk Grade for 84096: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 84096: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 84096: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 84096: carrier by carrier coverage behind the cell score.
84096 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.