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Homes Under $500,000 in Fruit Heights, Utah
Fruit Heights is a small bench-top city of about 6,000 people tucked between Layton and Kaysville, known for its orchards, larger lots, and views across the Great Salt Lake toward Antelope Island. It's a tight market — often fewer than two dozen homes for sale at any given time — and the city's fruit-farming heritage kept lot sizes generous even as neighboring Davis County cities built out with smaller footprints. That history matters for anyone hunting for something under $500,000 here: most of what shows up at this price point is either an older rambler or split-entry from the 1970s-90s on a quarter-acre-plus lot, a townhome or condo in one of the smaller developments near Highway 89, or a fixer that needs updating before it competes with newer construction up the hill.
Because Fruit Heights sits inside the Davis School District and feeds into Fremont Junior High and Davis High, families get strong schools without the price tag of similarly zoned homes in Farmington or Bountiful. Commuters like the location too — it's roughly 25 minutes to downtown Salt Lake City and about 30 to the airport via I-15, with Hill Air Force Base just a few minutes north in Layton. At this budget, expect to trade square footage or a finished basement for the lot size, mountain-bench setting, and school zone that make Fruit Heights desirable in the first place. Browse the active listings below to see what's currently on the market under $500K.
August 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$1,200,000
3 closed in August 2026
Median DOM
130 days
listing → contract
Sale-to-list
92.5%
of final list price
Unsold inventory
14
active + pending
14 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.