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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 with quick access to Highway 89 and a 15-20 minute drive into Ogden. It's a smaller market than its neighbors, and homes under $500K here tend to be a mix of 1990s and early-2000s ramblers and two-story homes on quarter-acre-plus lots, along with a handful of newer townhomes near North Ogden and Farr West. Because Pleasant View's lot sizes run larger than typical Wasatch Front subdivisions, buyers at this price point often get more yard and separation from neighbors than they'd find for the same money in South Ogden or Layton.
This price range moves fast when it hits the market, since it covers a big chunk of what first-time buyers and move-up families from Weber and Davis counties can actually afford right now. Expect some competition from Air Force families stationed at Hill Air Force Base, about 20 minutes south, along with Ogden-area hospital and manufacturing employees drawn to the shorter commute and Ben Lomond schools. Inventory under $500K shifts week to week between older single-level homes needing light updates and newer builds further from the mountain. Browse the active listings below to see what's currently on the market.
July 2026 · Pleasant View market
Live from the Utah MLS — what's actually happening in Pleasant View right now.
Median sale
$740,000
9 closed in July 2026
Median DOM
41 days
listing → contract
Sale-to-list
98.1%
of final list price
Unsold inventory
60
active + pending
34 matching · page 2 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.