TL;DR
Provo, UT, is a college-town-meets-suburb with mountain views, two major universities, and a very young population, which makes the rental market fast-moving and packed with opportunity for both renters and DIY landlords. According to recent Census data, Provo’s population is just over 115,000 residents, with a median gross rent of about $1,152, and a significant share of households renting rather than owning.
Quick look of the best neighborhoods:
- Downtown Provo – Walkable, artsy, live music, lots of apartments and dining options, great if you don’t want to rely on a car every day.
- Joaquin & BYU-adjacent Provo neighborhoods – Student central near Brigham Young University, older homes and student apartments, high turnover and strong demand.
- Tree Streets & Rock Canyon – Charming east-side blocks under the mountains, some of Provo’s best neighborhoods for access to hiking trails and a classic residential feel.
- Riverside & Rivergrove – Quiet, family-friendly atmosphere near the Provo River and Utah Lake, with parks and trails.
- Lakeview & the west side near Utah Lake State Park – More affordable neighborhoods with newer builds and big sky, close to boating and fishing.
- East bench toward Provo Canyon – Suburb-style streets with dramatic natural beauty and quick access to Rock Canyon and Provo Canyon.
Whether you’re searching for your next place or screening tenants, you can search rental listings on Rentler and stay organized with free property management tools—all in one place: search rental listings.
Why Provo Utah Is a Great Place to Rent and Invest
Provo sits in Utah County, one of the fastest-growing parts of the state, with steady job growth and large numbers of young adults. DataUSA reports that Provo’s median age is only about 23.7, far below the national average, and the median household income is around $62,800.
Two major universities drive the local population and rental demand:
- Brigham Young University (BYU) in Provo
- Utah Valley University (UVU) just up the road in Orem
Together, these universities keep the city buzzing with students, staff, and visiting families every semester. Utah.com notes that “Provo is the third-largest city in Utah. The metro area often ranks near the top of national polls regarding desirable places to live, work and play.”
That strong reputation, combined with a relatively young population and a large pool of renters, makes Provo UT especially attractive for:
- Student renters who move frequently and need flexible leases
- DIY landlords with 1–2 units who want to keep things simple and cost-effective
- Small property managers who oversee a modest portfolio across different neighborhoods
On top of that, you get world-class outdoor activities, from Utah Lake on the west to Rock Canyon and Provo Canyon on the east, so you’re never far from a trailhead, river, or ski hill.
Provo Rental
Here’s a quick data table so you know what to expect before you start comparing Provo neighborhoods or building your budget.
| Metric (Provo city) | Recent figures |
| Population | Approximately 115,162 residents |
| Median age | 23,7 |
| Median household income | $67,845 |
| Median gross rent | Approximately $1,275 to $1,400 per month |
| Renter median household income | Approximately $62,800 to $65,000+ |
| Rent-to-income ratio (renters) | ~32.5% |
| Median home sale price (citywide) | Approximately $463,733 to $473,355 |
| Mean travel time to work | Just over 18 minutes on average |
These numbers help frame what’s “normal” in the Provo area. If a listing is way above typical rents, it may need standout amenities or location to justify the price.
How To Choose Between Provo Neighborhoods (As a Renter or Landlord)
Before zooming in on specific Provo neighborhoods, it’s helpful to think about your priorities:
- Budget & unit type – Are you hunting for shared student housing, studio apartments, or single-family homes with yards?
- Commute & car needs – Are you walking to Brigham Young University, driving up to Salt Lake City, or splitting time between BYU and Utah Valley University?
- Lifestyle & average age – Do you want a lively, younger community with frequent live music and late-night restaurants, or a quieter suburb vibe with more families and churches?
- Outdoor access – Do you dream of morning runs in Provo Canyon, sunset walks by Utah Lake, or scrambling up Rock Canyon trails a couple times a week?
On Rentler, you can filter by price, beds/baths, and amenities, then compare options across the north, south, east, and west sides of Provo, UT. Landlords can use tools like Rentler’s Rentability report to see how their rent compares to similar properties and adjust their property strategy accordingly.
When you’re ready to narrow things down locally, start with Provo rentals and compare listings by neighborhood.
Downtown Provo: Walkable Streets, Arts, and Live Music
If you want an energetic downtown vibe in Provo UT, Center Street is the heartbeat. Downtown Provo delivers:
- A compact grid of historic buildings packed with shops, restaurants, dessert bars, and venues
- A strong arts and live music scene at places like Velour Live Music Gallery and Dry Bar Comedy
- Easy access to city offices, the recreation center, and local community events
It’s also a nice fit if you’d like to live with easy access to transit. Provo’s FrontRunner station makes it possible to commute to Salt Lake City without driving every day, and many residents choose to bike between downtown Provo, the campus, and nearby jobs.
If you love people-watching, open-mic nights, and fun evenings out, downtown is one of the best neighborhoods to start your search.
Joaquin and Nearby Provo Neighborhoods: Student Central by BYU
Just east and north of downtown Provo, the Joaquin neighborhood and nearby BYU-adjacent blocks are classic student territory. You’ll see:
- High-density housing: shared homes, small complexes, and mid-rise student buildings
- A very young population, with an average age that feels even lower than the city-wide number
- Constant motion as students move in and out between semesters
Brigham Young University anchors this area, with quick walks or bike rides to lecture halls, the Bean Life Science Museum, the BYU Museum of Art, games at LaVell Edwards Stadium, and plenty of campus community life.
This cluster of Provo neighborhoods works well if you:
- Want to live right in the middle of BYU social life
- Prefer affordable neighborhoods with shared housing and roommates
- Don’t mind a bit more noise and a higher turnover rate
For DIY landlords, Joaquin is a prime place for student rentals. Occupancy is often strong, but you should expect frequent re-leasing, higher wear-and-tear, and a lot of applications, which is where Rentler’s screening and digital lease tools come in really handy.
The Tree Streets and Rock Canyon: East-Side Classics With Mountain Access
North of BYU you’ll find one of the most distinctive Provo neighborhoods: the tree streets. Streets named after trees, cozy blocks of older homes, and leafy sidewalks give the area a classic, lived-in feel that many locals love.
Just above that sits Rock Canyon, hugging the foothills of the Wasatch. Residents here enjoy quick hiking and biking from the Rock Canyon trailhead, access to the Bonneville Shoreline trails, and sweeping views over the city and Utah Lake.
This part of east Provo is ideal if you’re looking for:
- A family friendly atmosphere with parks, sidewalks, and excellent schools nearby
- Easy access to outdoor adventures without living far from downtown
- A strong sense of neighborhood, where people tend to stay put longer
Prices here can feel high compared to the west side, but for many families and long-term renters, the combination of natural beauty, schools, and proximity to BYU and Rock Canyon is worth it.
Riverside and Rivergrove: Family-Friendly Near the River and Utah Lake
To the west of downtown, Provo’s Riverside and Rivergrove neighborhoods stretch toward the Provo River and Utah Lake. These areas feel more like a traditional suburb, with:
- Tree-lined residential streets and cul-de-sacs
- A mix of single-family homes, duplexes, and some townhomes
- Parks, local churches, and neighborhood community events
The Provo River Parkway Trail runs through this part of the city, offering riverside trails for walking, biking, and jogging. From here, it’s a short car ride to Utah Lake State Park, where the state notes that Utah Lake is the state’s largest freshwater lake and a hub for boating, fishing, swimming, and camping.
Riverside and Rivergrove are great if you:
- Want outdoor activities close by but still value quiet nights
- Are raising families and want yards plus playgrounds
- Prefer a mix of long-term residents with relatively stable population churn
For landlords, this side of town often attracts longer-term tenants who treat a rental like home, which can mean fewer turnovers and steadier cash flow.
Lakeview and the West Side: Affordable Neighborhoods by Utah Lake State Park
Farther west, neighborhoods like Lakeview sit close to Utah Lake State Park and open fields. Here you tend to find:
- More affordable neighborhoods compared with east-bench areas
- A decent amount of newer construction with garages and extra storage
- Big-sky views and easy drives to boat ramps and day-use areas
Utah Lake State Park offers fishing for several species, warm summer water, and boat ramps; the park is also described as a prime spot for swimming, boating, and paddleboarding.
This side of Provo, UT, is ideal if you:
- Love outdoor activities on the water more than being underneath the mountains every day
- Don’t mind driving a bit farther to BYU, UVU, or downtown
- Want more space for your car, gear, or even a boat
It’s also appealing to small investors, especially those coming from higher-priced parts of the country, who are looking for a great choice of homes that don’t completely blow the budget but still sit in a growing metro.
East Provo and Provo Canyon: Mountain Views and Quick Trailheads
On the east side of Provo, streets climb toward Provo Canyon and the high Wasatch peaks. From these neighborhoods, you can be at a trailhead in minutes, exploring:
- Rock Canyon and its climbing routes
- The “Y” trail above BYU
- Scenic drives up Provo Canyon toward Sundance Resort and alpine lakes
If your weekend plans usually involve hiking, biking, or snow sports, this area makes it easy to live close to the mountains without sacrificing the conveniences of downtown Provo and the rest of the city.
You can expect:
- Quiet, residential streets
- A mix of families, professionals, and some student rentals
- Easy access to both canyon outdoor activities and urban errands
This is one of the best neighborhoods in Provo, Utah, for people who want a “backyard trail system” and still need quick access to jobs and universities.
South Provo: Quieter Streets and Campus-Adjacent Options
The south side of Provo, including areas around South Campus and Spring Creek, tends to be calmer and a little more spread out. It’s still close to core amenities, but the average age here can skew slightly older than the densest student pockets.
South Provo works well if you:
- Want a balance between student energy and a quieter, family-friendly atmosphere
- Plan to drive or bus to BYU, UVU, or jobs in neighboring cities
- Prefer a mix of duplexes, townhomes, and detached homes
From here, you’re still within a short car trip to downtown, the mall, and freeway on-ramps, which is helpful if you commute north toward Salt Lake City or other Utah Valley suburbs.
Commutes and Connection to Salt Lake City
Many residents use Provo, UT, as a home base while working elsewhere along the Wasatch Front. Provo is about 45 miles south of Salt Lake City, and Utah.com emphasizes that it’s within easy driving distance of Salt Lake’s downtown and airport.
Your main options:
- Driving – Straight up I-15, usually under an hour outside of peak traffic; a car also makes it simple to explore the surrounding area, ski resorts, and national parks across Utah.
- FrontRunner commuter rail – The train line links Provo and Salt Lake City, allowing you to read, work, or relax while you commute.
- Local bus and bikes – Within the city, many BYU-adjacent districts, downtown, and parts of the tree streets are very bikeable.
If you like Provo’s small town meets college-city feel but need access to Salt Lake City, look for Provo neighborhoods near the FrontRunner station or close to major interchanges for a smoother daily routine.
Neighborhood Comparison at a Glance
Here’s a side-by-side table to help you explore which neighborhoods line up with your lifestyle and budget:
| Neighborhood area | Vibe / feel | Typical residents / renters | Outdoor focus & amenities |
| Downtown Provo | Urban, walkable, lively | Students, young pros, creatives | Events, live music, bars, quick access to river trail |
| Joaquin & BYU-adjacent | Dense student core | BYU students, roommates, first-time renters | Walk/bike to campus, close to museums |
| Tree Streets & Rock Canyon | Classic east-side, leafy streets | Families, professors, long-term renters | Direct access to Rock Canyon trails |
| Riverside & Rivergrove | Quiet suburban by river | Families, long-term residents | River Parkway, neighborhood parks |
| Lakeview / West side | Newer, more open, more affordable neighborhoods | Budget-minded renters, small investors | Utah Lake State Park, boating, camping |
| East bench / Provo Canyon | Scenic, close to trailheads | Outdoor-focused renters & professionals | Provo Canyon, climbing, hiking trails |
| South Provo | Mixed residential, calmer | Students who like quiet, young families | City parks, freeway and easy access |
How Rentler Helps You Find the Best Neighborhoods in Provo, Utah
Whether you’re a student searching for your first place, a small property owner trying DIY landlording, or a more experienced investor adding another suburban rental, Rentler is built to simplify the process.
For Renters
- Search smarter: Compare neighborhoods all across Provo, UT by price, size, and amenities using search rental listings.
- Apply online: Send secure applications and, when available, attach screening info so landlords can respond quickly.
- Pay online: Set up digital rent payments via Stripe, Plaid, debit, or credit cards; use autopay so you don’t forget.
- Build credit: Opt into rent reporting so on-time payments are reported to TransUnion, Experian, and Equifax—great if you’re a student or new to the country, building credit from scratch.
For Landlords & Small Property Managers
- Free to join: Rentler is a FREE property management tool, with paid add-ons you can pick up only when needed.
- Listing & syndication: List your unit once and syndicate it for 30 days to major sites like Redfin and Realtor.com, so more renters see your place without extra work.
- Tenant screening: Order full screening packages (credit, eviction, criminal, income verification) processed securely by TransUnion.
- Online payments & tracking: Collect rent online, keep a clear transaction history, and track late payments without chasing checks.
- Property management tools: Use lawyer-approved forms, track maintenance, keep everything logged, and store docs digitally so you’re not digging through paper.
Because Rentler is built for both tenants and landlords, it supports smoother communication, a better overall tenant experience, and a stronger long-term community in each neighborhood, whether you’re in the tree streets, Riverside, or the west side near Utah Lake.
FAQ: Best Neighborhoods in Provo, Utah
Which Provo Neighborhoods Are Best for Students?
Most Brigham Young University students gravitate toward Joaquin, the tree streets, and other BYU-adjacent Provo neighborhoods just north and east of campus, where they can walk or bike to class, museums, and events. UVU students often split between north Provo, south Provo, and nearby Orem, depending on their budget and preferred commute.
What Are the Most Affordable Neighborhoods in Provo, UT?
Generally, the west side of Provo, especially areas like Lakeview near Utah Lake State Park, offers some of the more affordable neighborhoods compared with east-bench areas like Rock Canyon or parts of the tree streets. Actual pricing will still vary by street and unit type, so always compare multiple listings and check how your rent stacks up against the rest of the city using Rentler tools.
Is Provo a Good Place for Families?
Yes. Provo’s mix of excellent schools, plenty of parks, relatively low crime, and active community events makes it appealing for families. Neighborhoods like Riverside, Rivergrove, South Provo, and east-bench areas often have a clear family-friendly atmosphere, with locals who stick around for years and strong neighborhood ties.
How Does Provo Compare to Salt Lake City for Renters?
Compared to Salt Lake City, Provo feels a little more small-town in its core, with a heavier student presence and a younger population overall. Outdoor activities are extremely close in both directions: canyon country to the south and ski resorts to the north. If you prefer a bigger urban downtown with more nightlife variety, Salt Lake City might win; if you’d rather be in a college-driven community with mountains and lakes in both directions, Provo is a great place to start.
Whenever you’re ready to take the next step, whether that’s listing your basement apartment or moving closer to your favorite trail, jump onto Rentler, compare Provo rentals, and use online applications, screenings, and payments to make the whole process smoother for everyone involved.
