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5+ Bedroom Homes for Sale in Roy, Utah
Roy is one of the more practical spots along the Wasatch Front for families that need real square footage without Davis County prices. The city sits right on the Weber–Davis line, minutes from Hill Air Force Base, with quick I-15 access north to Ogden and south toward Layton. Five and six bedroom homes here tend to fall into two camps: ramblers built in the 1990s and early 2000s with three bedrooms on the main floor and two or three more in a finished basement, and newer two-story builds west of 1900 West where lots are larger and floor plans were drawn with bigger families in mind. Either way, you're generally getting more bedroom count per dollar than you'd find in Kaysville, Farmington, or even neighboring South Weber.
The buyer pool for larger Roy homes is heavy on Hill AFB families, multigenerational households, and parents who want a dedicated guest room, office, and gym without sacrificing kid bedrooms. Weber School District serves the entire city, and most of the bigger homes feed into Roy High. Winters here are milder than the benches above — Roy sits at about 4,500 feet, so snowfall is lighter than Eden or North Ogden — and summer evenings cool off enough that finished basements stay comfortable without heavy AC bills. Browse the active 5+ bedroom listings below to see what's currently on the market in Roy.
May 2026 · Roy market
Live from the Utah MLS — what's actually happening in Roy right now.
Median sale
$415,000
35 closed in May 2026
Median DOM
6 days
listing → contract
Sale-to-list
100.1%
of final list price
Unsold inventory
124
active + pending
17 matching · page 1 of 1
Active listings
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Common questions
About 5+ bedroom homes in Roy.
What neighborhoods in Roy tend to have the most 5+ bedroom homes? ▾
Larger floor plans show up most often in the newer subdivisions on the west side near 5500 South and 6000 South, plus pockets around Sandridge and the area west of 1900 West. Older established neighborhoods closer to Roy High and Municipal Park sometimes have 5-bedroom homes too, usually because a finished basement added two extra rooms to a 1990s rambler.
What's the typical price range for a 5-bedroom house in Roy? ▾
Most 5-bedroom homes in Roy land between roughly $475,000 and $625,000, depending on square footage, lot, and whether the basement is fully finished. Six-bedroom and larger homes with newer construction or upgrades can push past $700,000. Roy still prices noticeably below Layton and Farmington for comparable square footage.
Are these mostly two-story homes or ramblers with finished basements? ▾
It's a mix. A large share of 5+ bedroom listings in Roy are ramblers with three bedrooms up and two or three more added in a finished basement — a very common Weber County build pattern. Newer two-stories with all bedrooms upstairs do exist, mostly in subdivisions built after 2005.
How close are these homes to Hill Air Force Base? ▾
Roy sits directly adjacent to Hill AFB, and most 5-bedroom homes are a 5 to 15 minute drive to the base gates. That proximity is a major reason larger family homes hold value here — military families rotating through HAFB are a steady source of both buyers and renters.
Which school district serves Roy, and how does that affect bigger homes? ▾
Roy is in Weber School District, with Roy High, Sand Ridge Junior High, and several elementaries serving the city. Bigger homes cluster in the boundaries for newer schools on the west side, which families with multiple kids tend to target first.
Are basement bedrooms in Roy homes usually legal/conforming? ▾
Most basement bedrooms in Roy listings are conforming, meaning they have an egress window sized to code. Older homes built before the mid-1990s sometimes have rooms marketed as bedrooms that lack proper egress — worth confirming during the inspection if a true 5-bedroom count matters to your lender or family.