What is the rental yield in Sienna Hills, Washington, Utah?

The gross yield in Sienna Hills, Washington, Utah is 4.6. Prices are in line with the city median and 6% above the state median, and they are down 5.3% over the past year. The Red Flag score is 64, and walkability is 20.

How has pricing changed in Sienna Hills, Washington, Utah over the past year?

Prices in Sienna Hills, Washington, Utah are down 5.3% over the past year. That comes with a gross yield of 4.6, prices in line with the city median and 6% above the state median, and a Red Flag score of 64.

How does Sienna Hills compare with Washington, Utah overall?

Sienna Hills, Washington, Utah is priced in line with the city median and 6% above the state median, with a gross yield of 4.6. Walkability is 20 and education is in the 68th percentile. The Red Flag score is 64, and prices are down 5.3% over the past year.

Neighborhood

Sienna Hills

Washington, Utah US

Sienna Hills, Washington, Utah has a mixed investment profile, with a gross yield of 4.6 and prices in line with the city median and 6% above the state median. Prices are down 5.3% over the past year, while the Red Flag score of 64 points to elevated overall risk. Walkability is 20, and education is in the 68th percentile.

AI Summary•Updated May 2026

Area

0.62 mi²

ZIP Code

84780

County

Washington County

State

Utah

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$526,344

YoY-5.3%

Gross Rental Yield

4.6%

Listed rent · ZORI annualized

Red Flag Index

High

64 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

68 / 100

Good · better than 68% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Sienna Hills Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Sienna Hills, Washington.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$526,344	-5.3%
Price / Sq Ft (Verified)	$267/sqft	-1.4%
Asking Rent (Median)	$2,013/mo	+7.4%
Gross Rental Yield	4.6%	—
Liquidity Score	46 / 100	Moderate
Homes Sold (Period)	200	+17.6%

Is Sienna Hills Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Utah crime context.

Red Flag Breakdown

64 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire100Very High

Heat100Very High

Earthquake80Very High

Flood60High

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Utah averaged 16.4 crimes and 2.3 violent per 1,000 residents (-9.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 200 homes sold last period

Wildfire risk is Very High (100/100)

Heat risk is Very High (100/100)

Insights are generated from Sienna Hills's live DistrictScore metrics.

Sienna Hills Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Utah-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.7 µg/m³ Meets EPA, above WHO guideline+1.7% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Sienna Hills centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 43% of U.S. neighborhoods.

Utah Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	16.4	2.3	-9.9%
2023	18.5	2.3	-12.3%
2022	21.5	2.4	-7.8%
2021	23.6	2.6	-11.1%
2020	27.3	2.6	+14.9%
2019	24.1	2.4	—

Reported at the state level — the finest official US crime aggregation; Sienna Hills inherits the Utah figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Sienna Hills

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor3 nearbyHigh

Point-source screening near Sienna Hills: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Sienna Hills

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

20

Minimal

Walkability Score

2

Grocery

1

Dining

0

Schools

0

Universities

0

Hospitals

0

Pharmacies

5

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Sienna Hills's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Sienna Hills vs Washington vs Utah

How Sienna Hills benchmarks against its city and state medians.

Benchmark vs City & State

Across Sienna Hills, the median sale price sits in line with the median for Washington neighborhoods and about 6% above the statewide median. Gross rental yield is 4.6%, against 4.6% for Washington neighborhoods and 3.8% statewide. Over the past 12 months, prices fell 5.3%. Transaction liquidity sits in line with the median for Washington neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Sienna Hills	$267/sqft	4.6%	46
Washington	$267/sqft	4.6%	46
Utah	$253/sqft	3.8%	32

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Buying Property in the US as a Foreigner

Federal & Utah tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.45% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 4.55%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Utah property-tax guidance for foreign buyers

Latest Washington Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Sienna Hills Real Estate FAQ

Sienna Hills, Washington, Utah has a mixed profile. Gross yield is 4.6, prices are in line with the city median and 6% above the state median, and prices are down 5.3% over the past year. The Red Flag score is 64, with walkability of 20 and education in the 68th percentile.

Neighborhoods near Sienna Hills

Compare Sienna Hills with nearby neighborhoods in Washington.

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