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Homes Under $500,000 in Fruit Heights, Utah
Fruit Heights is a tight, orchard-lined city of about 6,000 people tucked against the Wasatch bench between Kaysville and Farmington, and it has never been a place known for cheap housing. Most of the city sits on larger lots with mountain and valley views, and new construction here tends to land well north of $500K. That said, homes at this price point do show up — usually older ranch and split-level homes from the 1970s and 80s on standard-sized lots, condos or townhomes near the Kaysville border, or the occasional fixer that needs cosmetic work. These are the properties that let buyers get into a Davis County zip code with Davis School District boundaries without stretching into Fruit Heights' typical $600K-$800K range for updated homes. Buyers drawn to this price range are usually trading square footage or lot size for location — a shorter commute down US-89 to Ogden or south to Salt Lake, easy access to Founders Park and the Fruit Heights foothills trails, and the small-town feel of a city with no commercial strip cutting through it. Inventory under $500K moves fast because there simply isn't much of it; a handful of listings can represent the entire available supply at any given time. Because the stock is limited and turns over quickly, it pays to look at what's active right now rather than rely on last month's numbers. Browse the current listings below to see what's actually on the market today.
July 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$700,250
2 closed in July 2026
Median DOM
—
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
22
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.