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Homes Under $500,000 in Fruit Heights, Utah
Fruit Heights is a small, mostly built-out Davis County community of roughly 6,000 people tucked between Kaysville and Farmington against the Wasatch foothills. Most homes here sit on generous quarter-acre-plus lots, and the median sale price runs well above $700,000, so a search under $500K is a narrow one. Expect a limited number of listings at any time, and the ones that appear tend to be older rambler or split-level homes from the 1960s through 1980s, townhomes, or properties that need updating. Buyers who get in at this price are often trading cosmetic work for a Davis School District address and a quiet, tree-lined setting.
The location is the real draw. You're about 20 minutes from downtown Salt Lake City, minutes from I-15 and the FrontRunner station in Farmington, and a short drive to Lagoon, Davis Hospital, and Hill Air Force Base. Trailheads for the Bonneville Shoreline Trail are close, and winters bring real snow while summers run hot and dry. Because Fruit Heights has almost no new construction and very little commercial space, cheaper options sometimes sit just over the border in Kaysville, Layton, or Farmington, so it's worth widening your search if inventory is thin. Browse the active listings below to see what's currently on the market under $500K.
October 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$630,000
5 closed in October 2026
Median DOM
14 days
listing → contract
Sale-to-list
99.4%
of final list price
Unsold inventory
21
active + pending
17 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.