bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Clearfield, Utah
Clearfield sits in the middle of Davis County about 25 minutes north of Salt Lake City, and its rental math has worked for investors for a long time mostly because of one thing: Hill Air Force Base. Hill is the largest single-site employer in Utah with roughly 25,000 personnel, and a steady share of airmen, civilian contractors, and Northrop Grumman engineers want short-term rentals close to the south and west gates. That keeps vacancy low in the 84015 zip code, and it props up demand for 3-bed ranchers and split-entries in older neighborhoods like Sunset Heights, Antelope Park, and the streets south of Antelope Drive. Median sale prices in Clearfield tend to run lower than Layton or Kaysville next door, which is why cash-on-cash returns here usually pencil better than further south along the Wasatch Front.
The investor pool in Clearfield splits into a few camps: long-term landlords buying single-family rentals near the base, small multifamily owners hunting duplexes and fourplexes around Center Street and 700 South, and ADU-focused buyers looking at lots zoned R-1-8 where a basement apartment with a separate entrance is already in place or feasible. FrontRunner access at the Clearfield station also draws SLC commuters who rent rather than buy, which broadens the tenant base beyond military. Property taxes in Davis County are reasonable, and Clearfield City permits basement apartments under specific conditions worth checking before you close. Browse the active listings below to see what's currently on the market.
May 2026 · Clearfield market
Live from the Utah MLS — what's actually happening in Clearfield right now.
Median sale
$430,000
19 closed in May 2026
Median DOM
19 days
listing → contract
Sale-to-list
96.9%
of final list price
Unsold inventory
85
active + pending
11 matching · page 1 of 1
Active listings
Prefer the map?
See all 11 investment properties on a map
Pan around Clearfield and refine by drawing your own boundary.
Common questions
About investment properties in Clearfield.
What makes Clearfield a good rental market compared to other Davis County cities? ▾
Lower entry prices than Layton, Kaysville, or Farmington combined with constant tenant demand from Hill Air Force Base. A 3-bed home in Clearfield often rents within a few hundred dollars of a comparable Layton home but costs noticeably less to buy, which improves rent-to-price ratios. FrontRunner access at the Clearfield station also pulls in SLC and Ogden commuters.
Are basement apartments and ADUs allowed in Clearfield? ▾
Clearfield City allows internal accessory dwelling units in certain residential zones, but they require a permit, owner-occupancy in some cases, and code compliance for egress, parking, and separate utilities. Many older Clearfield homes already have non-conforming basement apartments — verify legal status before assuming the income carries over. Check current city ordinances or call Clearfield Community Development before writing an offer.
What kind of cap rates are realistic on Clearfield rentals right now? ▾
Single-family rentals in Clearfield typically pencil in the 4.5%–6% cap range depending on condition and whether there's a legal basement unit. Small multifamily — when it comes up — tends to trade tighter because supply is thin. Pure cash-on-cash returns improve quite a bit on properties with a second rentable unit.
How much does proximity to Hill Air Force Base affect rental demand? ▾
Significantly. Hill brings in roughly 25,000 workers and rotates personnel regularly, which creates a constant flow of 1–3 year tenants who prefer renting over buying. Homes within a 10-minute drive of the south or west gates lease faster and tolerate slightly higher rents than properties on the west side of town.
Should I focus on single-family or multifamily in Clearfield? ▾
Single-family is far more available — true duplexes and fourplexes rarely hit the MLS in Clearfield, and when they do they sell quickly to local investors. Most buyers building a portfolio here stack 3-bed single-family homes, often with a basement apartment, rather than waiting for multifamily inventory.
What neighborhoods do Clearfield investors target most often? ▾
The pockets south of Antelope Drive and east of SR-126 see strong investor interest because the housing stock skews older and cheaper, and many homes already have basement layouts that convert well. Areas closer to the FrontRunner station and the Clearfield Aquatic Center also rent quickly to commuters and small families.