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Homes Under $500,000 in Fruit Heights, Utah
Fruit Heights sits on the bench between Kaysville and Farmington, tucked against the Wasatch foothills with quick access to I-15 and roughly 20 minutes to Salt Lake City International. It's a small, residential community of around 6,000 people with larger lots than you'll see down on the flats, mature orchards (the name isn't an accident — apple and cherry trees still dot the older streets), and trailheads into Baer Creek and the Adams Canyon area right out the back door. Davis School District serves the area, with kids generally feeding into Kaysville schools and Davis High. Because lots tend to run bigger and many homes were built in the 1970s through 1990s on hillside parcels, the typical sale price here usually lands well above $500K, which makes the sub-$500K segment a narrower slice of the market than in neighboring Layton or Clearfield.
At this price point in Fruit Heights, shoppers are most often looking at smaller ramblers, townhomes, or older homes that need updating — and they move quickly when they come up. Buyers willing to take on cosmetic work, a smaller footprint, or a condo-style product can still get into the city's school boundaries and foothill lifestyle without stretching into the $600K-$800K range that dominates the rest of the inventory. Inventory under $500K is thin, so setting up instant MLS alerts is worth doing if this is your target. Browse the active listings below to see what's currently on the market in Fruit Heights at this price.
May 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$698,000
5 closed in May 2026
Median DOM
14 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
22
active + pending
13 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Fruit Heights.
How many homes under $500K are usually available in Fruit Heights? ▾
On a typical week, Fruit Heights has somewhere between zero and a handful of active listings under $500K. The city is small and most housing stock sits above that price point, so the count fluctuates quickly. Setting up an MLS alert is the practical way to catch them.
What kind of home should I expect at this price point in Fruit Heights? ▾
Most sub-$500K listings are 1970s–1980s ramblers, split-entries, or smaller two-story homes between roughly 1,400 and 2,400 square feet. Many have unfinished basements, original kitchens, or deferred maintenance. Occasionally a townhome or patio home shows up in the under-$500K range.
Is Fruit Heights cheaper than Kaysville or Farmington? ▾
Not really — pricing is comparable to east-bench Kaysville and generally a touch under Farmington's newer subdivisions. The bench location and Davis schools keep values steady. Sub-$500K options exist in all three cities but are limited.
What are the property taxes like in Fruit Heights? ▾
Davis County's effective property tax rate runs roughly 0.55%–0.65% of market value, depending on whether the home is your primary residence (primary residences get a 45% exemption on assessed value). On a $475,000 home, expect somewhere in the range of $2,400–$2,800 per year.
Are there HOA fees to watch for in this price range? ▾
Most single-family homes in Fruit Heights have no HOA. If you're looking at a townhome or condo in the adjacent Kaysville/Farmington area to stretch the budget, expect monthly dues in the $150–$300 range covering exterior maintenance and common areas.
How competitive are offers on Fruit Heights homes under $500K? ▾
Competitive. Anything turnkey at this price typically gets multiple offers within the first weekend, often above list. Homes needing significant work move slower and can be negotiated. Being pre-approved with a lender who can close in 21–25 days is a real advantage here.