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 Ben Lomond foothills between North Ogden and Harrisville. For investors, it's a quieter rental market than central Ogden — fewer doors trade hands, but tenant retention runs long because families come here specifically for Weber School District boundaries (Orion Junior, Weber High) and the easy 15-minute commute to Hill Air Force Base, McKay-Dee Hospital, and Weber State. The housing stock is mostly single-family: 1990s and 2000s subdivisions off Skyline Drive and 4000 North, plus a scattering of older homes and larger horse-property lots along Pleasant View Drive and the bench.
The investment angle here is usually appreciation plus steady long-term rents rather than aggressive cash flow. Median prices in the $500K–$650K range mean true 1% rent-to-price deals are uncommon, so the strategies that pencil tend to be value-add: finishing a basement as a legal accessory unit, house-hacking a home with a walkout, or buying a larger lot where an ADU is feasible under current zoning. Short-term rental rules are restrictive, so most underwriting assumes a 12-month lease. Property taxes run around 0.55–0.65% of assessed value, and water is municipal in most subdivisions. Browse the active listings below to see what's currently on the market, and reach out if you want rent comps or a walkthrough on a specific address.
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
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.