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Homes Under $500,000 in Roy, Utah
Roy sits right in the middle of the Hill Air Force Base commute zone, which is the single biggest reason homes under $500K move quickly here. The city's housing stock leans heavily toward 1970s-1990s ramblers and split-entries on flat quarter-acre lots, with a pocket of newer construction near 5600 South and the West Haven border. For buyers priced out of Layton or Farmington, Roy offers similar access to I-15, the FrontRunner station at 4000 South, and Antelope Drive employers — usually for $50,000 to $100,000 less per comparable square foot. The trade-off is age: expect to budget for HVAC, roof, or kitchen updates on most homes in the lower half of this price band.
Weather here is classic Wasatch Front — hot dry summers in the 90s, snowy winters with lake-effect events a few times a year, and inversions in January that push many residents up Snowbasin or out to St. George on weekends. The west side of Roy near 1900 West tends to have larger lots and a more rural feel, while the east side closer to Washington Boulevard offers walkability to shopping and the Roy Aquatic Center. Most homes under $500K in Roy are 3-4 bedrooms with at least a partially finished basement, and a meaningful share carry assumable VA loans thanks to the military buyer pool. Browse the active listings below to see what's currently on the market.
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
121 matching · page 2 of 6
Active listings
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Common questions
About homes under $500k in Roy.
What kind of home can I actually get in Roy under $500K? ▾
Most of the inventory under $500K is single-family rambler or split-entry construction from the 1970s through 1990s, typically 3-4 bedrooms and 1,800-2,800 finished square feet on a quarter-acre lot. Newer townhomes and patio homes near 1900 West and 5600 South also fall in this range. Updated kitchens and finished basements push toward the top of the bracket.
Is $500K a realistic budget for Roy in today's market? ▾
Yes — Roy's median sale price has generally sat in the high $400Ks, so a $500K ceiling captures the majority of what trades here. You'll have more selection than in neighboring South Ogden or Layton at the same price point, which is part of why Hill Air Force Base families gravitate to Roy.
How close is Roy to Hill Air Force Base and the FrontRunner? ▾
Hill AFB's west gate is roughly 5-10 minutes from most Roy neighborhoods, which is the main draw for military and contractor buyers. The Roy FrontRunner station off 4000 South gives commuters a direct rail line to Salt Lake City, Ogden, and Provo without I-15 traffic.
Which Roy neighborhoods have the most homes under $500K? ▾
The established areas around 1900 West, 4800 South, and the Sunset border have the deepest inventory in this range. Newer subdivisions near 5600 South and the West Haven line occasionally dip under $500K for smaller floor plans or townhomes, but they move quickly.
What school district serves Roy? ▾
Roy is part of Weber School District. Local schools include Roy High, Roy Junior High, and several elementary options like Valley View, Roy, and Municipal. Buyers with kids often cross-shop Roy against Clinton and West Haven because the district boundaries shift block by block.
Are HOA fees common in this price range? ▾
Most single-family homes in Roy under $500K have no HOA — it's largely older subdivisions on city streets. The exceptions are the newer townhome and PUD communities built in the last decade, where dues typically run $100-$200 a month and cover exterior maintenance or common areas.