How Expensive Is It to Live in Cedar City, Utah?
By Scott Jolley, Realtor, Scott Jolley Team | Fathom Realty, Cedar City, Utah. Published October 24, 2026.
Short answer: Cedar City costs less to live in than most of Utah, but it is not cheap compared with local wages. MIT's Living Wage Calculator puts the basic pre-tax cost for one adult in Iron County at $46,285 a year (about $3,060 a month in core expenses), roughly 10% below the Utah figure of $51,407. The typical Iron County home sold for $399,450 in September 2026, about 25% less than the statewide median of $530,000, and the combined sales tax in Cedar City is 6.75%.
I hear this question from almost everyone relocating to Iron County. Employers recruiting here face it too, which is something I paid close attention to as President and CEO of the Cedar City Area Chamber of Commerce. My answer is the same either way: look at the whole monthly budget, not just the list price. Here are the numbers I use, all from public sources you can check.
How expensive is it to live in Cedar City, Utah?
Cedar City sits below the Utah average on housing costs but also below it on income. The U.S. Census Bureau's American Community Survey (2020-2024) gives a clear side-by-side:
| Measure (Census ACS 2020-2024) | Cedar City | Utah | United States |
|---|---|---|---|
| Median value of owner-occupied homes | $377,000 | $489,400 | $332,700 |
| Median monthly owner costs, with a mortgage | $1,622 | $2,009 | $1,963 |
| Median gross rent | $1,054 | $1,496 | $1,413 |
| Median household income | $63,589 | $95,166 | $80,734 |
| Mean commute to work | 13.4 minutes | 22.1 minutes | n/a |
Survey figures run behind the market. For current prices, the Utah Association of REALTORS reports an Iron County median sale price of $399,450 in September 2026. I cover the trend in my September 2026 Iron County market update.
What is the average cost of living in Cedar City per month?
For one adult with no children, MIT estimates about $3,058 a month in basic expenses in Iron County before taxes. Per month, that is roughly $823 for housing, $871 for transportation, $355 for food, $269 for medical and $739 for civic and other costs (MIT's annual figures divided by 12).
Two things stand out to me. First, MIT's transportation estimate is higher than its housing estimate for a single adult here, so plan for the car. Distances between towns, jobs and services in Iron County add up, and MIT's model reflects that. Second, if you are buying instead of renting, your housing line will be higher than MIT's.
Is Utah an expensive place to live?
Yes, relative to the country. Utah's median home value of $489,400 is about 47% higher than the U.S. median of $332,700, and the statewide median sale price hit $530,000 in September 2026.
Here is the comparison most people don't run, a rough price-to-income ratio (median home value divided by median household income):
- United States: $332,700 / $80,734 = about 4.1
- Utah: $489,400 / $95,166 = about 5.1
- Cedar City: $377,000 / $63,589 = about 5.9
So Cedar City homes cost fewer dollars than the Utah average, but take a bigger bite out of a typical local paycheck. If your income comes from a higher-wage area, Cedar City can feel affordable. On a local wage, the math is tighter. I walk through it in How Much Income Do You Need to Buy a Home in Cedar City.
What is the sales tax rate in Cedar City, Utah?
The combined sales tax rate in Cedar City is 6.75% as of October 1, 2026, and grocery food is taxed at 3.0% statewide, according to the Utah State Tax Commission. Parowan and St. George are also 6.75%, Enoch is 6.65%, and Brian Head is 8.65% because of additional local taxes.
Utah's individual income tax is a flat 4.45% for tax years starting January 1, 2026, after the Legislature passed S.B. 60 in the 2026 General Session.
What do property taxes and water cost in Cedar City?
Property taxes in Iron County are below the state average: the Utah State Tax Commission estimates $1,741 a year on the 2025 Iron County median home value of $404,000, versus $2,046 statewide and $2,048 in Washington County. Utah's 45% primary residential exemption means a home you live in is taxed on 55% of its value. At Iron County's 2025 average rate of 0.007836, that is an effective rate of about 0.43%.
City water is modest. Cedar City's single-family rate is a $17.00 monthly base fee plus $1.00 per 1,000 gallons for the first 8,000 gallons (rates effective July 1, 2025). Here is what that looks like:
- 8,000 gallons in a month: $17.00 + $8.00 = $25.00
- 15,000 gallons (a summer month with yard watering): $25.00 + 7 x $2.52 = about $42.64
Power and natural gas bills vary a lot by home size and insulation, so when I represent buyers I ask for the last 12 months of bills.
Where is it cheapest to live in Utah?
By median home value, the lowest-cost counties in Utah are Emery ($207,000), Carbon ($215,000), Garfield ($240,000), Piute ($250,000) and San Juan ($254,000), according to the Utah State Tax Commission's 2025 report. Iron County's median was $404,000 and the statewide average was $422,103.
Those counties are rural and have very few sales. Emery County had 7 closings in September 2026 and Carbon had 18, compared with 91 in Iron County. Cedar City sits on I-15 with Southern Utah University in town, and among Utah's I-15 corridor counties, Iron's median is well below Washington ($491,000), Utah County ($510,000) and Salt Lake ($555,000) on the same Tax Commission report.
How should you budget for a move to Cedar City?
This is the checklist I give people who are relocating:
- Start with take-home pay after Utah's 4.45% income tax and federal taxes.
- Price housing with current numbers ($399,450 Iron County median, September 2026), not older survey data.
- Add property tax at roughly 0.43% of value a year for a primary residence, and confirm with the Iron County Assessor.
- Get an insurance quote on the specific house before you write an offer.
- Budget $25 to $45 a month for city water and ask for 12 months of power and gas bills.
- Treat transportation as a major line item.
If you are deciding whether this is the right time to buy at all, read Is It a Good Time to Buy a House in Utah Right Now?
Frequently asked questions
What is the average cost of living in Cedar City, UT?
MIT's Living Wage Calculator estimates that one adult with no children needs $46,285 a year before taxes to cover basic costs in Iron County, about $3,058 a month. That is roughly 10% below the Utah statewide figure of $51,407.
How expensive is it to live in Utah per month?
MIT estimates about $4,284 a month before taxes for one adult statewide ($51,407 a year). Utah's median monthly owner cost with a mortgage is $2,009 and median gross rent is $1,496, according to the Census Bureau (2020-2024).
Is Utah an expensive place to live?
Yes, compared with the U.S. average. Utah's median home value is $489,400 versus $332,700 nationally, and the statewide median sale price was $530,000 in September 2026.
Where is it cheapest to live in Utah?
Emery, Carbon, Garfield, Piute and San Juan counties had the lowest median home values in Utah in 2025, from $207,000 to $254,000, according to the Utah State Tax Commission. They are rural counties with few homes selling each month.
What is the sales tax rate in Cedar City, Utah?
The combined sales tax rate in Cedar City is 6.75% as of October 1, 2026. Grocery food is taxed at 3.0% statewide.
What should you do next?
If you are thinking about a move to Cedar City, Enoch, Parowan or anywhere in Iron County, I am glad to talk through your budget with real numbers before you ever look at a house. Start with my Cedar City relocation guide, compare areas on the communities page, or search homes for sale. You can call or text me at (435) 701-0148.
About the author: Scott Jolley is a Realtor and leads the Scott Jolley Team with Fathom Realty at 755 S Main St, Suite 4, Cedar City, UT 84720. He has been licensed in Utah real estate since 2015, worked in mortgage lending earlier in his career, and served as President and CEO of the Cedar City Area Chamber of Commerce. Since 2019 he has also coached agents across the country with Tom Ferry International. More about Scott.
Sources
- MIT Living Wage Calculator, data updated February 15, 2026: Iron County and Utah statewide (required income and typical annual expenses)
- U.S. Census Bureau QuickFacts, ACS 2020-2024, accessed October 21, 2026: Cedar City, Utah, United States (home value, owner costs, rent, income, commute)
- Utah Association of REALTORS, Local Market Updates by County, September 2026 (Iron County, Emery, Carbon and statewide closings and median prices): uar.stats.showingtime.com
- Utah State Tax Commission, Combined Sales and Use Tax Rates, in effect October 1, 2026 (Cedar City, Enoch, Parowan, Brian Head, St. George; 3.0% food rate): tax.utah.gov
- Utah Legislature, S.B. 60 Income Tax Rate Amendments, 2026 General Session (4.45% rate for tax years beginning on or after January 1, 2026): le.utah.gov
- Utah State Tax Commission, 2025 Property Tax Annual Statistical Report (county median home values, average tax rates, estimated tax, 45% residential exemption): tax.utah.gov
- Cedar City Water Division, residential water rates (base fee and tiers effective July 1, 2025; accessed October 21, 2026): cedarcityut.gov
Figures are general information from the public sources listed and will change. This is not tax advice; confirm your situation with a licensed CPA and the Iron County Assessor.
