Best Places84604, UT Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 84604, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
84604 ranks 4,519th 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 84604
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.
84604's strengths and weaknesses
Where 84604 ranks high
- Health outlookBetter than 98% of zip codes
- Internet speedBetter than 97% of zip codes
- BikingBetter than 96% of zip codes
- Heat safetyBetter than 96% of zip codes
- Short commute17.6 minutes each way, better than 92% of zip codes
Where 84604 ranks low
- Air qualityBetter than only 11% of zip codes
- Housing crash safetyBetter than only 12% of zip codes
- QuietBetter than only 16% of zip codes
- Voter turnoutBetter than only 24% of zip codes
- Healthcare accessBetter than only 28% of zip codes
What it costs to buy a home in 84604
A household needs to earn about $151,000 a year to comfortably buy the median 84604 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $89,192, 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 84604's effective rate of 0.50%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices and rents, renting stays cheaper than buying across the first 10 years here, so the case for buying rests on staying much longer or on prices rising faster than assumed. The chart tracks the running cost of each.
Who lives in 84604
84604 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 84604.
Who works in 84604, and how
Work in 84604 centers on education and health care & social. Unemployment is close to the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 65%
- Work from home 18%
- Transit, walk, or bike 16%
Life in 84604
84604 has more restaurants and bars per resident than 69% of zip codes and more parkland per resident than 80% of zip codes. Dining, parks, and nightlife concentrates in some parts of 84604 and thins out in others, which the map shows.
What the weather is like in 84604, month by month
84604 sees roughly 82 pleasant days a year. July highs average about 95 degrees. January highs sit near 39, with lows near 21. The comfortable stretch runs May, June, August, and September.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 39° | 30° | 21° |
| April | 65° | 50° | 37° |
| July | 95° | 79° | 62° |
| October | 67° | 51° | 37° |
Flying in and out of 84604
The nearest airport, Provo Municipal, is about 5 miles away and is a small airport. The nearest major hub is Salt Lake City International, about 40 miles away.
The best schools in and around 84604
Schools across 84604 average a B, better than 64% of zip codes.
Top elementary schools
- Midway SchoolA · 65% proficient
- Foothill SchoolA · 64% proficient
- Edgemont SchoolA · 64% proficient
Top middle schools
- Rocky Mountain MiddleB · 45% proficient
- Mapleton Junior HighB · 45% proficient
- Canyon View Jr HighB · 45% proficient
Top high schools
- Timpanogos HighB · 47% proficient
- Timpview HighB− · 44% proficient
- Springville HighB− · 43% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 84604 school and its grade on SchoolGrade.
84604 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 84604 against the other 33,109 zip codes.
Who 84604 suits
Remote workers
Internet is fast and widely advertised and 18% already work from home.
Retirees
Set weather, quiet, and health care weights on the map to test the fit.
Common questions about living in 84604
Is 84604 a good place to live?
Using BestNeighborhood's default rankings, 84604 ranks 4,519th of 33,110 zip codes. It scores highest on population health, fast internet, and biking, and lowest on air quality and an overheated housing market. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 84604 expensive to live in?
The median home is worth $602,356. The overall cost of living runs about 5% below the national average. Set against a $89,192 median income, cost of living beats 63% of zip codes.
Is 84604 safe?
Yes, 84604 is safer than 61% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $338 per resident a year.
What is the weather like in 84604?
July highs average about 95 degrees, and January highs near 39 with lows near 21. That works out to about 82 pleasant days a year, more than 47% of zip codes.
Is 84604 good for families?
Schools beat 64% of zip codes, crime safety beats 61%, and childcare runs $929 a month.
Compare 84604 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 84604. Scores are absolute rather than ranked, which means a 60 in 84604 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.
84604 detail on BestNeighborhood maps:
- Walk Grade for 84604: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 84604: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 84604: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 84604: carrier by carrier coverage behind the cell score.
84604 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.