Living in Clearfield, Utah: Pros, Cons, Hill AFB & Home Prices

Clearfield sits in north Davis County, between Layton and Sunset, with Hill Air Force Base along its eastern edge and the Freeport Center industrial district inside its limits. The 2020 Census counted about 31,900 residents, and the city has kept adding apartments, townhomes and infill since. For buyers, the appeal is simple: prices that usually come in below the rest of Davis County, a FrontRunner station, and a short drive to one of the biggest employers in Utah.

The trade-offs are just as clear. Much of the housing stock is older, the city skews toward rentals and starter homes, and the base and Freeport Center bring truck traffic and jet noise. This guide covers home prices, the commute, schools, weather, parks and the real pros and cons so buyers can decide whether Clearfield homes for sale fit their plans.

Who Clearfield Fits Best

• Hill AFB personnel and contractors who want a short drive to the West Gate or South Gate.
• First-time buyers priced out of Kaysville, Farmington or Syracuse who still want a Davis County address.
• FrontRunner commuters heading to Ogden, Salt Lake City or Provo.
• Townhome and condo buyers looking for lower-maintenance living at an entry-level price.
• Investors drawn by steady rental demand from the base and the Freeport Center workforce.

Clearfield is a weaker fit for buyers who want large lots, newer master-planned neighborhoods or a quiet, low-traffic setting. Those buyers often end up looking west in Syracuse or West Point instead.

Clearfield Home Prices: What Buyers Should Know

Clearfield has enough monthly sales to give a reliable read on the market. The latest numbers, which update automatically from MLS data:

• Median sale price (latest month): $438,500
• Median list price of active homes: $409,998
• Median days on market: 17 days
• Sale-to-list ratio: 99.5%
• Active listings: 104

The housing mix leans toward older ramblers and split-levels from the post-war decades in the city core, with townhomes and apartments added near State Street and the FrontRunner station. Buyers who want a newer townhome can start with Clearfield townhomes for sale, including projects such as The Union Townhomes. Single-family buyers often watch subdivisions like Wilcox Farms, one of the more active neighborhoods in recent years.

Budget is the main reason people shop here. A good share of the city's inventory falls in the Clearfield homes under $500K range, which is harder to find elsewhere in Davis County.

Why online estimates can miss here

Utah is a non-disclosure state, so sale prices are not public record. Automated value estimates rely on partial data, and in a city with a wide spread between dated ramblers and renovated homes on the same street, condition drives value more than square footage. Recent comparable sales on the MLS give a far better read than an online estimate.

VA loans and assumable mortgages

Because of the base, VA financing is common in Clearfield. Some sellers have VA or FHA loans that a qualified buyer can take over at the original interest rate. Buyers who want to explore that route can browse assumable-loan homes in Clearfield.

The Commute Reality

When the commute works

Clearfield Station, at 1250 S. State Street, has been on the FrontRunner line since 2008 and offers free park-and-ride parking. Trains run south through Layton, Farmington and Salt Lake City and north to Ogden, so a downtown Salt Lake job does not have to mean a daily drive. Several UTA bus routes also stop at the station.

For Hill AFB, the commute is about as short as it gets. The West Gate is reached from 650 North in Clearfield, and the 24-hour South Gate is a few minutes away.

When it doesn't

Driving I-15 south toward Salt Lake City at rush hour is the hard part. Davis County has limited north–south routes, so a crash or construction can add significant time. FrontRunner frequency is also lower on weekends and in the evening, which matters for shift workers.

Schools in Clearfield

Clearfield is served by the Davis School District. Clearfield High School sits on the east side of the city at 931 S. 1000 E., and North Davis Junior High on State Street has served the area since 1939. Elementary schools within the city include Holt, Wasatch, South Clearfield, Antelope and Hill Field elementaries. Boundaries can shift as the district rebalances enrollment, so buyers should confirm the assigned schools for a specific address with the district.

For education after high school, Davis Technical College is in nearby Kaysville and Weber State University's Davis campus is in Layton.

Safety and Everyday Feel

Clearfield feels like a working suburb: busy along State Street and Antelope Drive, quieter on the residential streets east of the tracks. Crime rates vary by block, as in any city, and the rental-heavy areas near major roads see more calls than the owner-occupied neighborhoods. Rather than relying on letter grades from data aggregators, buyers can review the Clearfield Police Department's information and Utah's annual Crime in Utah report, then drive the neighborhood at night and on a weekend.

Hill AFB and the Freeport Center

Two employment hubs shape Clearfield more than anything else. Hill Air Force Base employs more than 20,000 military and civilian workers and contractors, and it drives demand for both rentals and starter homes. Jet noise is part of daily life near the base, so buyers sensitive to sound should visit during flight activity.

The Freeport Center began as the Clearfield Naval Supply Depot in 1943 and became a private warehousing and manufacturing district in 1963. It now houses dozens of companies, including the headquarters of Lifetime Products, which opened a 670,000-square-foot distribution center there in 2022. The center brings steady jobs and steady semi-truck traffic on the surrounding roads.

Clearfield Weather

Clearfield has the four-season climate of the northern Wasatch Front. NOAA normals for nearby Farmington put average July highs a little above 90°F and average January lows near 21°F. Winter brings snow and the valley inversions that can trap haze for days at a time, while spring and fall are mild. Air quality alerts during January inversions are worth tracking for anyone with respiratory concerns.

Parks, Recreation and Community Events

• Clearfield City Aquatic & Fitness Center (825 S. State St.): indoor leisure pool with a lazy river, lap pool, outdoor splash pad, weight room and indoor track.
• Steed Park: a fishing pond with kayaking and paddleboarding on the north side and 16 pickleball courts plus softball fields on the south side.
• Island View Park: two playgrounds, a 9-hole disc golf course and a large pavilion.
• Freedom Festival: Clearfield's two-week celebration that wraps up on the Fourth of July with a hometown parade and fireworks at Fisher Park.

Antelope Island, the Wasatch foothills and the ski areas up Ogden Canyon are all within a reasonable drive. For more ideas, see things to do in Clearfield.

Retail and Dining: Honest Expectations

Clearfield covers the basics along State Street and Antelope Drive: grocery stores, fast food, auto shops and a handful of local restaurants. For bigger shopping trips, residents usually head to Layton's Hill Field Road corridor or Station Park in Farmington. The Clearfield Station redevelopment, a joint project of the city and UTA on about 57 acres next to FrontRunner, is planned to add apartments, office space and retail over several years; its first public piece, Tower Park, opened in 2024.

The Real Trade-Off

What buyers get

• Some of the lowest entry prices in Davis County.
• A FrontRunner station and direct I-15 access.
• Short commutes to Hill AFB and the Freeport Center.
• Strong rental demand for investors.

What buyers give up

• Newer homes and larger lots, which are more common in Syracuse and West Point.
• Quiet: jet noise, rail lines and truck traffic are part of the setting.
• Variety in local dining and shopping.
• Older homes that often need updates to roofs, windows and mechanical systems.

A Simple Scorecard for Deciding if Clearfield Fits

1. Does the commute point to the base, the Freeport Center or FrontRunner?

If yes, Clearfield's location is hard to beat for the price.

2. Is the budget below the Davis County median?

Clearfield stretches a budget further than most neighboring cities.

3. Is an older home acceptable?

Buyers who want new construction will have fewer choices here.

4. How much does noise matter?

Visit during weekday flight operations and rush hour before committing.

5. Is this a long-term home or a stepping stone?

Many buyers use Clearfield as a first purchase and build equity before moving up.

Common Mistakes Buyers Make Before Moving to Clearfield

• Skipping the inspection details on older ramblers, especially sewer lines, electrical panels and windows.
• Visiting only on a weekend and missing weekday base and truck traffic.
• Assuming school boundaries instead of checking the address with Davis School District.
• Overlooking HOA rules in townhome projects, including rental caps that affect future resale or renting.
• Ignoring assumable loans when a seller's lower-rate VA or FHA mortgage could cut the monthly payment.
• Relying on online estimates instead of recent MLS comparable sales.

Is Clearfield a Good Place to Live?

It works well for:

• Buyers who work at Hill AFB or in the Freeport Center.
• First-time buyers who want Davis County at a lower price.
• Rail commuters and investors.

It is less ideal for:

• Buyers who want new homes, big yards or a rural feel.
• Anyone sensitive to aircraft or traffic noise.

Bottom Line

Clearfield is a practical choice: affordable by Davis County standards, connected by FrontRunner and I-15, and next door to Hill AFB. Buyers who can accept older housing and a busier setting get a lot of location for the money. Current prices, days on market and inventory are tracked on the Clearfield market stats page.