bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Pleasant View, Utah
Pleasant View sits at the north end of Weber County, tucked against the base of the mountains where Highway 89 climbs toward Sardine Canyon and Idaho. It's a smaller rental market than Ogden proper, which is exactly why some investors like it — less competition for tenants who want newer construction, good school boundaries in Weber School District, and an easy commute down US-89 to Ogden or up I-15 to Logan and Brigham City. Home stock here skews newer than surrounding Weber County towns, with a mix of single-family subdivisions built in the last 15-20 years and a smaller supply of older farmhouses on larger lots, some still zoned for animal rights. That newer inventory means lower near-term maintenance costs, which matters when you're penciling out cap rates against HOA dues and property taxes.
Rental demand comes largely from families who work in Ogden, Layton, or commute to the Davis County tech corridor and want more yard and less noise than they'd get closer to I-15. Single-family homes and the occasional twin-home or small multi-family lot are what typically show up on the market — this isn't a town with large apartment complexes, so most investment activity here is buy-and-hold rentals or long-term appreciation plays rather than short-term rental arbitrage. Weber County's landlord-tenant rules and standard Utah lease law apply, and property management is straightforward given the proximity to established Ogden-area management companies. Browse the active listings below to see what's currently on the market for investors.
June 2026 · Pleasant View market
Live from the Utah MLS — what's actually happening in Pleasant View right now.
Median sale
$361,250
12 closed in June 2026
Median DOM
60 days
listing → contract
Sale-to-list
96.3%
of final list price
Unsold inventory
57
active + pending
4 matching · page 1 of 1
Active listings
Prefer the map?
See all 4 investment properties on a map
Pan around Pleasant View and refine by drawing your own boundary.
Common questions
About investment properties in Pleasant View.
What kinds of investment properties show up in Pleasant View? ▾
Most of what trades here is single-family rentals — 3 to 5 bedroom homes in subdivisions off 4000 North and Skyline Drive that attract families working at HAFB, Weber State, or Intermountain Health in Ogden. True multi-family is rare because zoning leans residential, but you'll occasionally see a basement-apartment setup, a home on enough acreage to add an ADU, or a fixer near the older Pleasant View Drive corridor.
What rents can I expect in Pleasant View? ▾
A standard 4-bedroom single-family rental in Pleasant View typically pulls $2,200–$2,800/month depending on age, garage count, and whether the basement is finished. Newer builds near North Ogden Divide trend higher. Vacancy is usually short because the school boundary (Weber District, Orion Junior, Weber High) keeps family demand steady.
Is Pleasant View a cash-flow market or an appreciation play? ▾
Honestly, more appreciation than cash flow at current prices. Median sale prices generally run $500K–$650K, so getting a 1% rent-to-price ratio is tough without a value-add component. Investors who do well here usually buy a home with an unfinished basement, finish it as a legal accessory unit, and run a house-hack or dual-income setup.
Are short-term rentals allowed in Pleasant View? ▾
Pleasant View City restricts short-term rentals in most residential zones and requires a business license plus owner-occupancy in many cases. If your strategy is Airbnb, verify the current ordinance with the city before writing an offer — long-term tenancy is the safer underwriting assumption.
What should I watch for during inspection on older Pleasant View homes? ▾
Anything built before the mid-90s along Pleasant View Drive or 1100 West may have aging galvanized supply lines, original electrical panels, and septic systems on the larger lots. Also check for radon — Weber County tests on the higher end of Utah's range — and look closely at retaining walls on the benches where lots step uphill.
How close is Pleasant View to job centers that drive rental demand? ▾
Hill Air Force Base is about 20 minutes south via I-15, downtown Ogden and McKay-Dee Hospital are roughly 10–15 minutes, and Weber State University is a 15-minute drive. That commuter geography is the main reason long-term tenants stay put here — it's quieter than central Ogden but still inside the labor shed.