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Homes with Acreage for Sale in Fruit Heights, Utah
Fruit Heights sits on the bench above Kaysville, backed right up against the Wasatch foothills, and that geography is exactly why acreage properties here look different from anything down in the valley. Lots were carved out decades ago from old orchard ground, so it's common to find a half-acre to two-plus acres with mature fruit trees, irrigation shares, and enough slope to get a real view of the Great Salt Lake and Antelope Island. Streets like Deacon Hills Drive, Mabey Lane, and the roads feeding into Sunset View wind past horse properties and hobby orchards that have been in the same families since the city incorporated in the 1930s. Because Fruit Heights never built out to Davis County's typical quarter-acre suburban lot size, buyers looking for space don't have to leave the Davis School District or their commute into Salt Lake or Hill Air Force Base to get it.
Acreage here carries real tradeoffs worth knowing before you tour. Many parcels still have secondary water rights tied to old irrigation companies, which matters if you want to keep grass green through a Utah summer without a huge culinary water bill. Septic systems show up more often than in newer Davis County subdivisions, and county setback rules for outbuildings or animal rights (Fruit Heights allows horses and other large animals on qualifying lots) are worth confirming with the city before you assume a barn or arena is buildable. Steeper lots on the upper bench also mean more retaining walls and grading to budget for. Browse the active listings below to see what's currently on the market.
July 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$755,500
3 closed in July 2026
Median DOM
40 days
listing → contract
Sale-to-list
98.4%
of final list price
Unsold inventory
19
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Fruit Heights.
What lot sizes count as 'acreage' in Fruit Heights? ▾
In Fruit Heights, the term is generally applied to properties sitting on half an acre or more, though many buyers are specifically targeting 1-acre-plus parcels. The city's R-1 zoning tiers allow for larger minimum lot sizes on the upper bench streets, which is where most true acreage listings are concentrated. Anything under a half-acre tends to be marketed as a large lot rather than acreage.
Can I keep horses or livestock on an acreage lot in Fruit Heights? ▾
Fruit Heights city code does permit horses and certain livestock on qualifying parcels, but the lot must meet minimum size thresholds and setback requirements — typically at least one acre for equine use. Buyers with animals should confirm the specific zoning designation and any HOA covenants directly before making an offer, since some upper-bench subdivisions have CC&Rs that are more restrictive than city code alone. A quick call to Fruit Heights City (801-546-0861) can clarify allowable uses for a specific parcel address.
How does Fruit Heights' elevation affect properties with acreage compared to other Davis County cities? ▾
At 4,600–5,000 feet, Fruit Heights sees meaningfully more snow than Kaysville or Layton in the valley floor — typically 60–70 inches annually — which matters for owners maintaining larger lots, long driveways, and outbuildings. The trade-off is a noticeably cooler summer (highs averaging in the mid-80s°F versus low-90s lower down), which makes expansive outdoor spaces genuinely usable from May through October. Irrigation water from the Fruit Heights Irrigation Company serves many of the older acreage lots, which helps manage large-parcel landscaping costs.
Are there water rights attached to acreage parcels in Fruit Heights? ▾
Some older acreage lots in Fruit Heights do carry secondary irrigation water shares through the Fruit Heights Irrigation Company, which is a significant asset for buyers planning orchards, pasture, or large landscaping. However, not every parcel includes shares — they can be transferred separately from the real estate title — so buyers should specifically ask what irrigation rights, if any, convey with the sale. Your agent should request documentation of any water shares as part of due diligence.
How often do homes with acreage come up for sale in Fruit Heights? ▾
Inventory is genuinely thin. Fruit Heights is a built-out, slow-turnover city of roughly 5,000 people, and acreage lots represent a small slice of an already small housing stock. In most years, fewer than a handful of true acreage properties change hands, which means buyers shouldn't wait to act when the right listing appears. Setting an MLS alert for Davis County acreage properties filtered to Fruit Heights is the most reliable way to catch new listings quickly.
What price premium should I expect for acreage in Fruit Heights versus a standard lot? ▾
Acreage homes in Fruit Heights typically start around $650,000–$750,000 for modest half-to-one-acre parcels and can push well past $1 million for estate-sized lots with significant Wasatch or Great Salt Lake views. Comparable homes on standard quarter-acre lots in the same city often list in the $500,000–$650,000 range, so expect a rough 15–30% premium depending on lot size, usable flat land versus slope, and view orientation. That gap has remained fairly consistent because the supply of large parcels is structurally constrained by the city's geography and build-out status.