Wasatch County, Utah Eviction Risk: Very Low

Wasatch County scores 2/10 on eviction risk, placing it in the Low tier, yet that average covers meaningful variation across its 12 cities, where scores range from 1.3 to 2.9. For landlords and investors operating in Utah, that spread matters: a county-level number tells you the general climate, but city-level scores determine actual operating conditions on the ground. With a 17.6% renter share and an average rent of $2,162, the tenant base here is relatively small and concentrated, which tends to keep eviction pressure modest compared to higher-density markets.

The county ranks 9th of 29 Utah eviction laws counties for eviction risk, meaning 8 counties are riskier and 20 are less risky. That puts Wasatch County in the higher-risk third of the state, despite its Low overall score. An average rent burden of 28.3% and a poverty rate of just 5.2% suggest tenants here are generally better positioned to meet rent obligations than in many peer markets, which helps keep default rates low. Still, landlords should not treat a low county average as uniform protection: intra-county variance across 12 cities is substantial.

The cities inside Wasatch County

The highest-risk city in the county is Charleston, scoring 2.9/10 with a population of 414. At that size, a handful of problem tenancies can move local eviction metrics noticeably. Daniel (score 2.5, population 1,044) and Wallsburg (score 2.4) follow as the next-riskiest markets. Landlords considering rural parcels in these communities should factor in that even modest eviction volumes can elevate risk scores in small populations.

The county's largest city, Heber (population 18,015, score 2.2), sits near the county average and represents the most active rental market in Wasatch County by volume. Midway (population 6,171, score 1.8) is notably more landlord-friendly, as is Timber Lakes, which posts the county's lowest risk score at 1.3. Risk here is genuinely hyper-local: a sub-2 score in Midway and a 2.9 in Charleston are very different operating environments, even though they sit a short drive apart.

State-level laws that apply here

All landlords in Wasatch County operate under Utah eviction laws state law, which is among the more landlord-friendly frameworks in the region. For non-payment of rent or a lease violation, Utah eviction laws requires only a 3-day notice before filing. End-of-term or no-cause terminations require a 30-day notice. Court filing fees run $360 to $460, sheriff lockout fees add $50 to $175, and attorney fees typically range $750 to $3,500 depending on complexity. An uncontested case resolves in 21 to 45 days; a contested case can stretch to 45 to 120 days. The full Utah eviction laws eviction process and the Utah eviction costs associated with it are detailed in the statewide guides.

Utah eviction laws has no statewide rent control and does not require just cause for non-renewal, and state law preempts any local jurisdiction from imposing rent caps. Source of income is not a protected class under state fair housing law. Landlords must give 24 hours notice before entering a unit. The governing statutes are Utah Code § 57-17 (Deposits) and § 78B-6-801 et seq. (Forcible Entry and Detainer), last reviewed 2026-05-29.

With a county poverty rate of 5.2% and only 17.6% of residents renting, Wasatch County's tenant pool is relatively financially stable and compact; use the city grid above to identify which specific markets within the county carry the most concentrated risk before committing to a purchase or lease-up.