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Homes Under $500,000 in Pleasant View, Utah
Pleasant View sits on the bench just north of Ogden, tucked against Ben Lomond Peak with quick access to I-15, Weber State, and Hill Air Force Base about 20 minutes south. The under-$500K segment here is real but tight — most of what trades in that range is older ramblers built in the 1970s and 80s, smaller split-entries on quarter-acre lots, townhomes near 2700 North, and the occasional updated starter in the Weber School District boundary. Buyers shopping this price point are usually Hill AFB families, Weber State staff, first-time buyers priced out of North Ogden or Farmington, and folks who want bench views without paying the premium for newer construction up in Eden or Liberty.
Climate-wise you get four real seasons, lake-effect snow off the Great Salt Lake in winter, and dry summers in the mid-90s. The trade-off at this price is usually age or size — expect to look at 1,200 to 2,000 square foot homes, often with original kitchens or partially finished basements that leave room for sweat equity. Property taxes run lower than Davis County, and water is provided through Pleasant View City. Inventory under $500K moves quickly when it's priced right, especially anything updated or sitting on a flat lot with a garage. Browse the active listings below to see what's currently on the market in Pleasant View under $500,000.
May 2026 · Pleasant View market
Live from the Utah MLS — what's actually happening in Pleasant View right now.
Median sale
$445,000
9 closed in May 2026
Median DOM
17 days
listing → contract
Sale-to-list
99.1%
of final list price
Unsold inventory
60
active + pending
39 matching · page 1 of 2
Active listings
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Common questions
About homes under $500k in Pleasant View.
What kind of home can I realistically get in Pleasant View for under $500K? ▾
Most options in this range are 3-4 bedroom ramblers or split-entries built between 1970 and 1995, generally 1,400 to 2,000 finished square feet on lots around .20 to .30 acres. You'll occasionally see newer townhomes near 2700 North and 750 West, plus the odd fixer with original finishes priced lower to move.
How competitive is the under-$500K market in Pleasant View right now? ▾
It's the most active price bracket in the city. Well-priced, updated homes under $450K often see multiple offers within the first week, while dated homes or those needing roofs and HVAC tend to sit longer and leave room to negotiate. Cash and conventional buyers usually outbid FHA offers on the tighter listings.
Which school district serves Pleasant View homes in this price range? ▾
Pleasant View is part of Weber School District. Most homes feed into Pleasant View Elementary, Orion Junior High, and Weber High School. Boundaries shift occasionally, so verify with the district before writing an offer if schools are a priority.
Are HOAs common at this price point? ▾
Detached single-family homes in older Pleasant View neighborhoods almost never have an HOA. The exception is the townhome and patio-home developments near 2600-2700 North, where monthly dues typically run $150-$250 and cover exterior maintenance, landscaping, and snow removal.
What's the commute like from Pleasant View to Hill AFB or downtown Salt Lake? ▾
Hill AFB is about 25-30 minutes south via I-15, and downtown Salt Lake runs roughly 45-55 minutes depending on rush hour through the Riverdale and Layton bottlenecks. FrontRunner from Ogden Station adds a car-free option for SLC commuters and is about a 10-minute drive from most Pleasant View neighborhoods.
Should I expect to do renovations on a sub-$500K Pleasant View home? ▾
Plan on it. Homes in this bracket are typically 30-50 years old, so budget for cosmetic updates like flooring, paint, and kitchens, plus mechanical items like water heaters, furnaces, and roofs depending on age. A thorough inspection is worth every dollar at this price tier.