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Homes Under $500,000 in Pleasant View, Utah
Pleasant View sits at the north end of Weber County, tucked against the base of Ben Lomond Peak where North Ogden Canyon opens up toward Willard Bay. It's a small city — under 12,000 residents — with a mix of newer subdivisions off 2700 North and older ranch homes closer to Highway 89. Homes under $500K here typically mean three- and four-bedroom houses built in the last 15-20 years, some townhomes in developments like Skyline Ridge, and the occasional older single-level home on a larger lot that hasn't been remodeled. This is still one of the more attainable price points in the North Ogden/Pleasant View corridor, especially compared to what similar square footage runs in Liberty or up the canyon.
Buyers at this price point are usually commuting toward Ogden, Layton, or even Salt Lake (about 45 minutes south on I-15), and they're choosing Pleasant View for the quieter feel and quick access to Pineview Reservoir and the canyon trailheads without paying North Ogden's premium. At $500K you're often getting a smaller lot or a home a bit further from the newest builds near 4300 North, but the tradeoff is usually a two-car garage, a fenced yard, and a layout with room for a growing family. Weber School District serves this area, and property taxes here run lower than in Davis or Salt Lake counties. Browse the active listings below to see what's currently on the market in this range.
August 2026 · Pleasant View market
Live from the Utah MLS — what's actually happening in Pleasant View right now.
Median sale
$570,000
4 closed in August 2026
Median DOM
93 days
listing → contract
Sale-to-list
95.2%
of final list price
Unsold inventory
59
active + pending
33 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.