Where to Live in
Orem

Summary Table: Orem 2026 Shortlist

The 2026 Vibe Check

We're past the point of Orem being "Provo's quieter cousin." The layout has fundamentally shifted. The I-15 corridor is now a hard line: south of Center Street is the old grid, fighting for identity; north of 1600 North is the new money, laser-etched onto the foothills. The biggest story is the State Street (US-89) overhaul. It’s finally done, and the widened strip with its dedicated bus lanes has turned University Parkway into a bottleneck of high-density retail and traffic that rivals any Wasatch Front metro. Gentrification lines are drawn at 400 East. West of it, you’ve got the older, smaller ranches and the lingering "dry" pockets that still fight liquor licenses. East of it, specifically in Northridge, property values have jumped 20% in two years as Salt Lake refugees cash out and buy here. The "cool" factor has officially landed in Orrem (the area north of 800 South, centered on the old industrial tracts near the rail line). It’s where the breweries and mechanics share parking lots. Don't look for a "downtown" core; Orem is a collection of strip malls anchored by the massive Riverwoods development and the University Place mall, both of which are now just overpriced outdoor lifestyle centers.

The Shortlist

Northridge

• The Vibe: Gentrified Suburb
• Rent Check: 14% above avg ($1250/mo)
• The Good: This is the king of North Orem. We're talking 1970s split-levels on quarter-acre lots with mature maples. The schools (Lindon Elementary, Skyridge High) are the main draw—academically, they crush the south side. It’s weirdly walkable for Orem; the Northridge Park loop is packed with strollers and runners by 6 AM. You’re five minutes from the Provo Canyon trailheads.
• The Bad: The infrastructure is aging. Water lines are bursting on older streets like 2400 North. Parking is a nightmare on cul-de-sacs during the holidays. And if you’re looking for nightlife, you’re driving to Provo or Orrem.
• Best For: Families who want yard size and school ratings without moving to the suburbs of Utah County.
• Insider Tip: Grab a breakfast burrito at the Morning Brew on State Street before the church crowds hit at 11 AM.

Orchard Hills

• The Vibe: New Build Premium
• Rent Check: 25% above avg ($1370/mo)
• The Good: If you want a house that feels like a spaceship, you buy here. The views of Wasatch Back are unobstructed. It’s the only spot in Orem with fiber internet standard and smart-home integration in builds post-2020. The Orchard Hills Reservoir loop is the cleanest, most manicured walking path in the city.
• The Bad: You are paying a premium for the view and the HOA. It is a food desert. You are driving down the steep grade to University Parkway for everything. The traffic on 1600 North to get to I-15 is a parking lot from 4 PM to 6 PM.
• Best For: Tech workers commuting to Lehi (Silicon Slopes) who want a modern showpiece and don't mind the HOA fees.
• Insider Tip: The Scera Park outdoor concerts are the only time this neighborhood loosens up. Park on 4800 West and walk in.

Orrem

• The Vibe: Hipster Industrial
• Rent Check: City Avg ($1090/mo)
• The Good: This is the only place in Orem with actual character. It’s the area bordering the rail lines near 800 South and 1200 West. You’ve got legit spots like The Wasatch Brewery and The Grid (a food hall with a solid tap list) within walking distance. It’s the hub for the "Orem Art Scene" which mostly consists of garage studios and punk shows in warehouses.
• The Bad: The noise from the Union Pacific trains is real; they shake the foundations at 2 AM. It’s zoned mixed-use, so you might live next to a welding shop. Street parking is non-existent if you’re hosting friends.
• Best For: Renters who want to be near the action but can't afford Salt Lake City. Creatives who don't mind grit.
• Insider Tip: The best tacos in the county are at Tacos Don Rafa on State Street, just south of the Orrem border. Go before the line wraps around the block.

Sundance

• The Vibe: Scenic Seclusion
• Rent Check: N/A (Mostly owned/short-term rentals)
• The Good: Technically Sundance, but it's the Orem zip code. It’s up the canyon. The privacy is unmatched. You are literally living inside the resort. The Sundance Toboggan Run is your backyard sledding hill.
• The Bad: Zero cell service in half the canyon. You are 25 minutes from a grocery store. The roads are treacherous in winter without 4WD. It’s a ghost town in the summer if you don't work for the resort.
• Best For: Wealthy escapees from the valley who want a second home or a secluded primary residence.
• Insider Tip: If you’re buying here, check the FEMA flood maps specifically for the Provo River overflow zones.

Strategic Recommendations

For Families: Stick to Northridge or the eastern edge of Lindon (technically outside Orem, but the school district overlap is key). The lots are bigger, the streets are wider, and you aren't dealing with the constant turnover of the newer builds. Avoid the area west of State Street near the industrial park; the air quality dips and the traffic noise from Center Street is relentless.

For Wall St / Tech: Your winner is Orchard Hills. The commute south to Lehi is reverse-flow traffic (mostly), and the amenities match the salary. If you want something with more soul and don't mind a 15-minute drive to the freeway, look at the older homes on Cherry Hill in Northridge.

The Value Play: Orrem. Specifically, the blocks between 400 West and 1200 West, south of 800 South. The city is rezoning these industrial tracts for high-density residential. Buy a duplex now, hold it for three years. The gentrification wave from Provo is pushing north. The crack in the dam is State Street. Once the last of the old warehouses get bulldozed, this area will be unrecognizable.