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Fixer Upper Homes for Sale in Fruit Heights, Utah
Fruit Heights sits on the bench between Kaysville and Farmington, tucked against the Wasatch with quick access to I-15 and about 25 minutes to the Salt Lake airport. The town earned its name from the orchards that once covered these slopes, and the housing stock reflects that history — a mix of original farmhouses on oversized lots, 1970s and 80s ramblers along Mountain Road, and newer custom homes higher on the bench. Because turnover is low and the community is small, fixer uppers don't hit the MLS often, but when they do they tend to come with the things buyers actually want here: mature trees, half-acre-plus lots, gravity-fed secondary water shares, and direct views west across the Great Salt Lake.
Buying a fixer in Fruit Heights is usually a land-and-location play. The Davis School District boundary (Burton Elementary, Kaysville Junior, Davis High) holds value, and lot sizes that would be impossible to find new make even a heavy renovation pencil out for many buyers. Expect older homes to need updated electrical panels, original cast-iron or galvanized plumbing replacement, and HVAC systems sized for the bench's wider temperature swings. Cosmetic-only flips are rarer than full studs-out projects. If you're financing the work, FHA 203(k) and conventional renovation loans are both options through local Davis County lenders. Browse the active listings below to see which Fruit Heights properties are currently sitting in fixer territory.
September 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$545,000
1 closed in September 2026
Median DOM
—
listing → contract
Sale-to-list
99.1%
of final list price
Unsold inventory
18
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About fixer upper homes in Fruit Heights.
Are fixer uppers common in Fruit Heights? ▾
Not really. Fruit Heights is a small bedroom community of roughly 6,000 residents with a housing stock that skews toward well-maintained mid-sized homes built between the 1970s and early 2000s. True fixers come on the market occasionally — usually older ramblers near Mountain Road or original homes on larger orchard lots — but inventory is thin, so setting up an MLS alert is the most realistic way to catch one.
What kind of price discount should I expect on a fixer here? ▾
Fruit Heights median sale prices typically run higher than neighboring Layton because of lot sizes and the bench location. A home needing cosmetic work might sell 5–10% under comparable updated homes, while one needing structural, roof, or system replacement can come in 15–25% below market. The land value floor is high, which limits how cheap these properties get.
Can I get a renovation loan for a Fruit Heights fixer? ▾
Yes. FHA 203(k) and Fannie Mae HomeStyle loans both work on Davis County properties and let you roll renovation costs into the mortgage. Local lenders in Layton and Kaysville handle these regularly. Just be aware that 203(k) loans cap out below jumbo territory, which can be a factor on larger Fruit Heights properties.
Do I need to worry about well water or septic on older homes? ▾
Most of Fruit Heights is on culinary water through Weber Basin and on municipal sewer, but a handful of older properties on the east bench still have septic systems or secondary irrigation shares. Always check the seller disclosure and order a septic inspection if applicable — replacement on a sloped lot can run $15,000 or more.
What permits does Fruit Heights require for a major remodel? ▾
The city contracts building inspection through Davis County. Structural changes, electrical upgrades, additions, and any work affecting the building envelope require permits. Hillside lots above Mountain Road also fall under sensitive-lands review, which can add time and engineering costs to a foundation or grading project.
Is it worth fixing up a home in Fruit Heights versus buying new in Layton or Kaysville? ▾
It depends on the lot. Fruit Heights has larger parcels, mature trees, and Wasatch views that newer subdivisions can't replicate, so a remodel often pencils out if the bones and location are right. If you'd be spending heavily on foundation, roof, and systems all at once, running the numbers against new construction in west Layton is a fair comparison.