UtahInvestor.com

The Fed met this week and held its benchmark rate at 3.5% to 3.75%.

The bigger news is the shift in tone. It was the first meeting under new chair Kevin Warsh, and the Fed dropped its earlier signal that cuts were coming. Just three months ago officials expected a rate cut this year. Now they expect a hike, with the rate ending 2026 near 3.8%. High inflation is the reason.

If you are buying, the cheap-debt wait just got longer, so pencil today's rate.

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Good news most Utah landlords missed.

A bill this session would have stripped rentals of the break that taxes a home on 55% of its value instead of the full amount.

It failed.

Your rentals keep the same treatment as an owner-occupied home for now.

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More than half of Utah fourplex listings on the market right now have already dropped their price.

Duplexes and triplexes are close behind, around 4 in 10.

When this many sellers are cutting, you have room to offer below ask.

Median fourplex cut so far: $40,000.

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Utah added 11,100 jobs over the past year and unemployment sits at 3.8%.

Growth has slowed, but the state is still hiring while much of the country is not.

More jobs means more renters, and that demand is what keeps your units full.

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Rent is not moving the same everywhere along the Wasatch Front.

Over the past year Provo metro rents rose 2.2%.

Orem/Lehi metro rose 1.8%.

Salt Lake metro slipped 1.0%.

Utah County supply, so rents there hold up better.

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Source: Northmarq, Q1 2026.

Here is why so many apartment deals are hard to pencil right now.

The average Utah apartment earns about 5.3% (cap rate).

The loan to buy one costs about 6.5%.

This is known as negative leverage.

When the loan costs more than the building earns, borrowing more lowers your return instead of raising it.

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Source: Northmarq Q1 2026, Freddie Mac.

5 in 6 Utah renters cannot afford a typical starter house.

84% of Utah renters could not buy a single-family home set at 80% of the 2025 state median price. The median Utah house is $564k. For most renters the math does not work, so they keep renting.

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What a small multifamily costs in Utah right now, median asking price:

Duplex: $594k (169 listed)
Triplex: $799k (31 listed)
Fourplex: $915k (85 listed)

Triplexes are the rarest. Only 31 are for sale in the whole state.

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