PlainZIP

Leeds, UT · standard

ZIP Code 84746

Washington County, Utah — Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.

1,149
48/sq mi
$93,889
Median income
$453,600
Median home value
22.2%
Bachelor's or higher

The verdict

Leeds pairs an upper-quartile household income with upper-quartile home values, in a rural, homeowner-dominated area.

Top 23%
household income, US ZIPs
Top 16%
home value, US ZIPs
48
people per sq mi
87%
owner-occupied homes

Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 84746 against every reporting US ZIP.

ZIP code 84746 is classified by USPS as a standard delivery area and covers roughly 24.0 square miles in Leeds, Washington County, Utah. The area is home to 1,149 residents, producing a population density of 48 people per square mile, and falls within the Denver time zone. These USPS and Census boundary values drive every downstream statistic on this page, including the benchmarks that compare 84746 against Utah and the nation.

On the economic side, the median household income for ZIP 84746 sits at $93,889 (8% above the Utah average), while per-capita income is $41,926. The poverty rate stands at 6.8% and the unemployment rate at 0.7%. On housing, the median home value is $453,600 (5% above the state average) with median rent at $1,413 per month, and 86.7% of occupied units are owner-occupied, a direct signal of whether 84746 behaves more like a homeowner neighborhood or a renter-heavy ZIP.

Education and household profile round out the picture: 22.2% of adults hold a bachelor's degree or higher, the median age is 58.2, and the average commute is —. We also surface 4 nearby ZIP codes within roughly 10 miles and 6 additional ZIPs sharing Washington County, so you can benchmark 84746 against its immediate geography rather than a national average alone. Every figure is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates, HUD Fair Market Rents, and FHFA Home Price Index data, no estimates, no proprietary scoring. Verify with HUD →

Top industries in ZIP 84746

Top 5 sectors by establishment count

Which industries have the most business establishments in ZIP 84746.

establishments

What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.

Source U.S. Census Bureau · ZIP Code Business Patterns (ZBP) As of 2023

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + HUD FMR + FHFA HPI ACS demographics, ZBP business establishments, HUD Fair Market Rents, FHFA HPI for ZIP 84746, Leeds, UT · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; HUD FMR + FHFA HPI updated quarterly/annually.

Quick Facts

1,149

Population

24.0

Area (sq mi)

48

People / sq mi

Denver

Time Zone

standard

ZIP Type

Neighborhood Scorecard
Get an A-F grade across income, safety, housing, rent, education, commute, and childcare for this ZIP code.
View Scorecard →

Who lives in ZIP 84746?

58.2

Median Age

46.2%

Male

53.8%

Female

2.5%

Foreign-Born

White 94.5%
African American 0.0%
Asian 1.9%
American Indian or Alaska Native 1.8%
Native Hawaiian or Pacific Islander 0.0%
Two or More Ethnicities 1.7%
Hispanic or Latino 0.0%

Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.

Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)

How much do residents earn?

$93,889

Median Household Income

+8% vs state

$41,926

Per Capita Income

6.8%

Poverty Rate

0.7%

Unemployment Rate

How ZIP 84746 ranks nationally

Household income vs. every US ZIP code

Median household income — the full national distribution, with this ZIP marked

$93,889 Top 23% higher than 77% of 30,318 US ZIPs

$0–$20,000: 118 US ZIPs (0%). Below this entry. $20,000–$40,000: 1,573 US ZIPs (5%). Below this entry. $40,000–$60,000: 7,092 US ZIPs (23%). Below this entry. $60,000–$80,000: 9,980 US ZIPs (33%). Below this entry. $80,000–$100,000: 5,778 US ZIPs (19%). This entry sits in this band. $100,000–$120,000: 2,855 US ZIPs (9%). Above this entry. $120,000–$140,000: 1,362 US ZIPs (4%). Above this entry. $140,000–$160,000: 686 US ZIPs (2%). Above this entry. $160,000–$180,000: 364 US ZIPs (1%). Above this entry. $180,000–$200,000: 186 US ZIPs (1%). Above this entry. $200,000–$220,000: 324 US ZIPs (1%). Above this entry. This ZIP $0 $200K+ every reporting US ZIP, bucketed by value

Each bar is a $20K-wide band; taller bars hold more US ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.

Source U.S. Census Bureau — ACS 5-Year Estimates · 2019–2023

Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)

What is the education profile here?

High School Graduate or Higher 55.3%
Bachelor's Degree or Higher 22.2%

Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)

What does housing look like?

502

Total Housing Units

422

Occupied Units

80

Vacant Units

2.59

Avg Household Size

Occupancy Type

Owner 86.7%
Renter 13.3%

$453,600

Median Home Value

+5% vs state

$1,413

Median Rent

1995

Median Year Built

Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)

How have home values changed over time?

FHFA House Price Index, annual appreciation data based on repeat sales and appraisals

+18.8%

YoY Change (2022)

333

HPI Index (2000 = 100)

+233%

Total Change Since 2000

Home values in ZIP 84746 have increased 18.8% over the past year (2022). Since 2000, this ZIP has seen +233% cumulative appreciation.

Year Annual Change HPI Index
2018 +11.2% 188
2019 +10.8% 208
2020 +7.9% 225
2021 +24.6% 280
2022 +18.8% 333

Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2022. ZIP codes with few transactions may show missing values.

What businesses operate in this ZIP?

Census Bureau data shows 30 business establishments in ZIP 84746, employing approximately 73 people with a combined annual payroll of $1,963,000.

30

Businesses

73

Employees

$2.0M

Annual Payroll

4

Industry Sectors

Industry Establishments % of Total
Construction 6 20.0%
Professional, scientific, and technical services 5 16.7%
Administrative and support and waste management and remediation services 4 13.3%
Retail trade 3 10.0%

Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.

Nearby ZIP Codes

Want a side-by-side? Compare 84746 vs 84774 →

ZIP 84746 vs its nearest neighbors, by population

Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.

residents

What this shows Among its immediate neighbors, ZIP 84746 ranks #5 by population — useful context the national average alone can't give.

Source U.S. Census Bureau · ACS 5-Year Estimates As of 2019–2023

ZIP 84746 vs its nearest neighbors, by median income

Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.

median income

What this shows By household income, ZIP 84746 ranks #2 of 5 neighboring ZIPs — local affluence varies block to block, not just metro to metro.

Source U.S. Census Bureau · ACS 5-Year Estimates As of 2019–2023
ZIP Code City Population Distance
84774 Toquerville, UT 1,399 5.3 mi
84745 La Verkin, UT 4,066 6.2 mi
84780 Washington, UT 18,756 10.9 mi
84737 Hurricane, UT 14,838 12.1 mi

More ZIP Codes in Washington County

84770 standard
Saint George, UT
Pop: 39,131
84790 standard
Saint George, UT
Pop: 35,770
84780 standard
Washington, UT
Pop: 18,756
84737 standard
Hurricane, UT
Pop: 14,838
84738 standard
Ivins, UT
Pop: 6,878
84765 standard
Santa Clara, UT
Pop: 6,143

Related Areas

Washington County Leeds, UT Utah

Frequently Asked Questions

What county is ZIP code 84746 in? ▼
ZIP code 84746 (Leeds) is located in Washington County, Utah. Washington County contains multiple ZIP codes, see the full list at /counties/washington-ut.
What is the population of ZIP code 84746? ▼
ZIP code 84746 in Leeds, UT has a population of 1,149 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 84746? ▼
The median household income in ZIP 84746 is $93,889, which is 23% above the national average of $76,288.
What is the average home value in ZIP 84746? ▼
The median home value in ZIP 84746 is $453,600, which is 63% above the national average of $278,155.
What is the demographic makeup of ZIP 84746? ▼
The largest racial group in ZIP 84746 is White at 94.5%.
How many businesses are in ZIP code 84746? ▼
ZIP code 84746 has 30 business establishments employing approximately 73 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 84746? ▼
The top industries by establishment count in ZIP 84746 are: Construction (6), Professional, scientific, and technical services (5), Administrative and support and waste management and remediation services (4). There are 4 industry sectors represented in total.
How have home values changed in ZIP code 84746? ▼
According to the FHFA House Price Index, home values in ZIP 84746 increased by 18.8% in 2022. Since 2000, home values in this ZIP have appreciated by approximately 233%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 84746? ▼
In ZIP code 84746, 55.3% of residents aged 25+ have a high school diploma or higher, and 22.2% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What percentage of residents own vs. rent in ZIP 84746? ▼
In ZIP code 84746, approximately 86.7% of occupied housing units are owner-occupied and 13.3% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 84746? ▼
The poverty rate in ZIP code 84746 is 6.8% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.

ZIP Code Research Guides

Reading Census Demographics
How to interpret population, income, and education data from the Census Bureau.
Understanding ZIP Code Data
What ZIP codes are, how ZCTAs differ, and what the data reveals.
Best ZIP Codes for Families
Key factors to evaluate when choosing a family-friendly neighborhood.
ZIP Codes for Relocation
Data-driven tips for evaluating ZIP codes before a move.

Official Data Resources for Leeds, UT

Verify and explore additional data for this area using these official government sources.

U.S. Census Bureau
Official demographic, economic, and housing data from the American Community Survey.
HUD Fair Market Rents
Department of Housing and Urban Development rental cost estimates by metropolitan area.
FBI Uniform Crime Reports
Official crime statistics compiled from law enforcement agencies nationwide.
FHFA House Price Index
Federal Housing Finance Agency home value trends based on repeat sales and appraisals.

Read our methodology to see how this data is sourced, computed, and verified.