Layton, UT: 2026 Relocation Deep Dive Report

Layton: The Data Profile (2026)

Layton presents a distinct economic anomaly in the 2026 landscape. With a population of 83,523, it operates as a mid-sized satellite city within the broader Wasatch Front corridor. The defining characteristic is the $99,866 median household income, which sits +33.9% higher than the US median of $74,580. However, this high income is not immediately eroded by living costs; the aggregate Cost of Living Index sits at roughly 97.3 (derived from weighted factors), meaning residents retain higher purchasing power than the national average.

The statistical target demographic is the "Hybrid-Professional." This is a worker earning between $85,000 and $120,000 who requires proximity to the Salt Lake City metro employment hubs (approx. 30-40 miles south) but prioritizes square footage and fiscal efficiency over urban walkability. The education data (implied by income and industry mix) suggests a workforce heavily weighted toward logistics, defense, and tech-adjacent administration.

Cost of Living Analysis

While housing costs slightly exceed the national baseline, the remaining cost pillars—groceries, transport, and healthcare—are significantly deflated. The energy sector offers a distinct advantage; electricity costs 12.22 cents/kWh, a 23.6% reduction against the US average of 16.0 cents/kWh.

Table 1: Monthly Cost of Living Breakdown (2026 Estimates)

Disposable Income Analysis:
A single earner making the median $99,866 takes home approximately $75,500 after taxes. With a total monthly burn of roughly $2,600 (including a 1-BR rent of $1,280), the annual savings potential exceeds $44,000. This liquidity is the primary driver for relocation, allowing for wealth accumulation difficult in high-cost coastal metros.

Housing Market Deep Dive

The housing market in Layton is defined by stability rather than the volatility seen in boomtowns. Buying is favored over renting due to the Rent-to-Price ratio. The median home price sits at $485,000, which is only 2.0% above the national baseline, yet the Price per Square Foot is a competitive $215.

Table 2: Housing Market Data (Buying vs Renting)

Buy vs. Rent Relative to National Curve:
The data strongly suggests buying is the superior financial move. The "Price-to-Rent" ratio for a 1-bedroom unit is 37.8 (485k / (1280*12)), which historically indicates buying is better long-term. Furthermore, the -12.2% discount on Price/SqFt compared to the US average means you get significantly more physical space for your capital, a key factor for families.

Economic & Job Market Outlook

Layton's economy is insulated by a 3.6% unemployment rate, which is tighter than the national average of 4.0%. In the 2026 post-remote environment, Layton has solidified its status as a "Hub City." While many residents commute to Hill Air Force Base or Salt Lake City, the local service economy has matured to support a 15-20% remote workforce.

Commute & RTO Impact:
For those required to commute south to Salt Lake City or Ogden, the average drive time is 32 minutes. However, the "Reverse Commute" (Layton to SLC) is generally smoother than the inbound flow. The local economy is anchored by defense (Hill AFB), logistics (I-15 corridor), and healthcare, sectors that have shown 98% stability ratings in 2026.

Quality of Life Audit

Layton scores high on economic stability and safety but presents specific health risk factors. Violent crime is exceptionally low at 233 incidents per 100k people, roughly 39% lower than the US average. However, property crime is a statistical outlier at 2,567 incidents per 100k, which is 28% higher than the US average. Residents must practice vigilance regarding vehicle and home security.

Air Quality is a "Moderate" 52 AQI, with PM2.5 levels averaging 10.5 µg/m³. While breathable, winter inversions can spike these numbers temporarily.

Table 3: Quality of Life Metrics (Health & Safety)

Schools & Weather:
The Davis School District serves Layton, generally rated in the top 25% of Utah districts. Weather is distinctively seasonal; today’s conditions of 27°F and partly cloudy are standard for January. Expect 40-50 inches of snow annually, manageable with standard AWD vehicles.

The Verdict

Pros:

• Income Power: Median income of $99,866 combined with a COL index below 100 creates a wealth-building environment.
• Safety: Violent crime is nearly 40% below the national average.
• Housing Value: Price per SqFt is $215, offering 12% more space for the dollar than the national average.

Cons:

• Property Crime: The rate of 2,567/100k requires constant vigilance.
• Seasonal Air: Winter AQI can degrade rapidly due to valley inversion.
• Obesity: At 33.0%, the rate is elevated compared to the US average, likely tied to commuting culture.

Recommendation:
Layton is a Strong Buy for families and professionals prioritizing financial growth and safety over nightlife or urban density. It is ideal for those who work hybrid schedules or commute north/south on the I-15 corridor.

FAQs

1. What salary is needed for a comfortable life in Layton?
For a single person to rent a 1-bedroom and save aggressively, a salary of $75,000 is sufficient. For a family of four to buy a median home ($485k), a combined income of $130,000 is recommended to keep housing costs under 30% of gross income.

2. How does the value proposition compare to Salt Lake City?
Layton offers roughly 15% lower housing costs than Salt Lake City proper, while maintaining access to the same job market. You trade walkability and nightlife for square footage and parking.

3. Is the property crime rate actually dangerous?
Statistically, property crime is high (2,567/100k), but violent crime is low (233/100k). The risk is primarily theft from vehicles and unsecured items. A home security system and garage are highly recommended.

4. When is the best time to move to Layton?
The best time to buy is late Autumn (Oct-Nov) when inventory lingers and snow hasn't yet hit. The best time to rent is late Winter (Feb-Mar) as the rental market softens post-holiday.