Beaver, Utah.
Typical home $358,071 (+4.0% in a year).
to buy the typical home at today's mortgage rate — +$1,122 (+148%) since Jan 2020.
- 1 year
- Up $13,697 +4%
- $344,374$358,071 since Sep 2025
- 5 years
- Up $82,561 +30%
- $275,510$358,071 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Beaver$1,879
- Utah$2,797
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 13 years.
Typical home values in Beaver, UT rose 4.0% over the past year — faster than the nation's +1.2%.
Living in Beaver, Beaver County, Utah
Beaver is a city of 3,592 people in Beaver County. Half its households earn more than $75,960 a year and half less, against $79,360 across Beaver County; 7% of its people live below the poverty line. 79% of its homes are lived in by their owners and 21% are rented. Unemployment in Beaver County was 3.1% in August 2026, and the county had 13.0% more jobs in 2025 than the year before. The most residents work in schools and health care, then transport and warehouses.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Beaver is a small city where most people own the homes they live in, and the share who do is higher than in many towns of its size. Incomes sit a little below the county's, and the population is on the younger side. Winters are cold and very snowy, with December the coldest month, while summers are warm in July without being extreme.
Work. Many residents work in schools, hospitals and social care, with others in transport, warehouses and utilities, manufacturing and the building trades. Some of the largest workplaces in town are Beaver Valley Hospital, the Forest Service and Dairy Farmers of America. Across Beaver County, there were more jobs last year than the year before, and unemployment has held steady compared with a year earlier.
Things to do. In or beside town, Fort Cameron is a historic fort and the Beaver Opera House is a theatre. A short drive away, Minersville Reservoir offers a stretch of open water. For a longer outing, Fremont Indian State Park and Museum is a museum a longer drive away.
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- 1,301households
- 23%of adults have a degree
- 7%below the poverty line
- 14%work from home
What residents work in
Employed residents by industry, from the Census survey. Beaver County had 3,069 jobs in 2025, 13.0% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in December, with highs near 36° and lows near 16°; warmest in July, with highs near 80° and lows near 52°. About 120 inches of snow and 20 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Beaver Canyon Pwr House weather station, 8 miles away (NOAA).
Largest workplaces in Beaver
- Beaver Valley HospitalCritical access hospital111FTE
- Forest ServiceFederal government · Department of Agriculture34
- Dairy Farmers of America25
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 1 workplace with 20 or more staff, 25 people in all. Hospitals come from their Medicare cost reports (CMS, 2023) and federal offices from OPM's federal workforce data (2026); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- Winter weatherVery high
- LightningVery high
- WildfireRelatively high
- EarthquakesRelatively high
- LandslidesRelatively moderate
- DroughtRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Beaver’s census tracts, against the rest of the country; all of them together, relatively high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Beaver County.
Beaver home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Beaver$358,071
- Utah$532,920
- United States$366,157
Sellers are cutting prices on about 1 in 9 Beaver listings — the market is heating up.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Beaver11.01%
- United States26.90%
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Beaver34
Zip codes with a Beaver address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Beaver — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.