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Homes Under $500,000 in Farr West, Utah
Farr West sits at the northwest edge of Weber County, just off I-15 between Ogden and Plain City, and it's one of the few spots along the northern Wasatch Front where you can still find a newer single-family home, a half-acre yard, and a view of Ben Lomond without crossing the $500K line. The town is small — roughly 2,000 residents — and zoning leans agricultural-residential, so you'll see horse properties next to newer subdivisions like the developments off 2700 North and 1900 West. Weber School District serves the area, with kids generally feeding into Plain City Elementary, Wahlquist Junior High, and Fremont High.
Under $500K in Farr West typically gets you a 3-4 bedroom rambler or two-story built in the last 20 years, often 1,800-2,800 finished square feet with an unfinished basement to grow into. Commuters like the location because Hill Air Force Base is about 25 minutes south, downtown Ogden is 15 minutes, and Salt Lake International is roughly 40 minutes via I-15. Winters bring lake-effect snow off the Great Salt Lake just to the west, and summers are dry and hot — irrigation water rights matter here, so check whether a property has secondary water. Inventory at this price point moves quickly when interest rates dip, so it pays to have financing lined up before you tour. Browse the active listings below to see what's currently on the market in Farr West under $500K.
June 2026 · Farr West market
Live from the Utah MLS — what's actually happening in Farr West right now.
Median sale
$682,450
4 closed in June 2026
Median DOM
4 days
listing → contract
Sale-to-list
99.5%
of final list price
Unsold inventory
46
active + pending
20 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Farr West.
What kind of home can I actually get in Farr West under $500K? ▾
At this price point in Farr West, buyers are typically looking at 3-4 bedroom single-family homes built in the 1990s through 2010s, often on quarter-acre to half-acre lots. Some newer townhomes and smaller-footprint builds also fall under the cap. Larger lots with outbuildings or shop space usually push past $500K, though deals surface a few times a year.
Is $500K considered entry-level or mid-range in Farr West? ▾
It sits right around the median for Weber County's west-side communities. Farr West tends to run a bit higher than Plain City or West Haven because of lot sizes and the semi-rural feel, so under $500K is realistically the mid-range bracket here rather than entry-level.
How long do sub-$500K listings usually stay on the market? ▾
Well-priced homes under $500K in Farr West move faster than the upper-end inventory — often within 2-4 weeks when priced correctly. Anything sitting longer than 60 days typically has a condition issue, an awkward floor plan, or needs a price adjustment.
What are the property tax and HOA expectations at this price? ▾
Weber County property tax runs roughly 0.6-0.7% of assessed value annually, so budget around $2,500-$3,200 a year on a $500K home. Most Farr West neighborhoods have no HOA, though a few newer subdivisions off 2000 West carry modest dues for shared landscaping.
Which schools serve homes in this price range? ▾
Farr West falls under Weber School District. Most homes feed into Farr West Elementary, Wahlquist Junior High, and Fremont High School. Boundaries are worth confirming on any specific listing since the district occasionally adjusts them as new builds come online.
Are USDA loans an option in Farr West? ▾
Parts of Farr West still qualify for USDA Rural Development loans, which allow 0% down for eligible buyers. The eligibility map shifts periodically, so it's worth checking the specific address before assuming a home qualifies. This can be a real advantage at the under-$500K level.