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Homes with Casitas & Guest Houses in Roy, Utah
Roy sits in the middle of Weber County between Ogden and Layton, with Hill Air Force Base as its biggest economic anchor and quick I-15 access to the rest of the Wasatch Front. Most of the housing stock here was built between the 1960s and the early 2000s on flat, walkable lots — think quarter-acre parcels in neighborhoods like Sunset Estates, Cottonwood Cove, and the older grid south of 5500 South. That layout matters for casita and guest house shoppers: Roy has more properties with detached outbuildings, mother-in-law setups over garages, and basement apartments with separate entrances than its newer neighbors to the south, simply because the lots are bigger and older homes have been added onto over the decades.
Demand for accessory dwellings in Roy comes from a few directions — Hill AFB families wanting space for extended visits, multigenerational households looking to keep aging parents close, and owners who want rental income to offset a mortgage in the $450K–$600K range that defines most of the local market. Weber County and Roy City both allow internal accessory dwelling units under state law, but detached guest houses and rentable casitas have stricter zoning rules, so it's worth knowing whether a listing's second unit is permitted, grandfathered, or simply a finished space. Browse the active listings below to see what's currently on the market, and reach out if you want help sorting which setups are legally rentable versus family-use only.
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
2 matching · page 1 of 1
Active listings
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Common questions
About homes with casitas & guest houses in Roy.
What's the difference between a casita, a guest house, and an ADU in Roy? ▾
In Roy, a casita usually means a small attached or semi-attached living space — sometimes a converted garage or a wing with its own entry. A guest house is detached, sitting separately on the lot. An ADU (accessory dwelling unit) is the legal zoning term and can be either internal (inside the main home) or external. Utah's 2021 internal ADU law requires cities to allow internal units in owner-occupied homes, but detached units still need local approval.
Can I legally rent out a casita or guest house in Roy? ▾
Internal ADUs are allowed by state law if the owner lives on-site, but Roy requires registration and the unit must meet building and fire code. Detached guest houses are more restricted and often can only be used by family members, not rented to the public. Always confirm with Roy City's planning department before counting on rental income.
How much extra do homes with second living spaces cost in Roy? ▾
Expect to pay roughly $40,000 to $90,000 more than a comparable single-unit home, depending on whether the second space has a full kitchen, separate utilities, and a private entrance. Permitted, legally rentable units carry the biggest premium because they appraise as income property.
Are these properties common in Roy or hard to find? ▾
They show up regularly but aren't abundant — usually a handful of active listings at any time. Older homes near 1900 West and the neighborhoods around Roy High School tend to have more basement apartments and detached shops converted to living space than the newer subdivisions on the west side.
Do Hill AFB buyers use VA loans on homes with guest houses? ▾
Yes, and VA loans can finance properties with an ADU as long as the home appraises as a single-family residence and the second unit doesn't make it function as a duplex. Rental income from the second space generally can't be counted toward qualifying on a VA loan, but it can offset your monthly payment after closing.
What should I check during inspection on a home with a casita? ▾
Look closely at separate electrical subpanels, plumbing tie-ins, heating source for the second unit, and whether the kitchen and bath were permitted. Many Roy homes have informally finished basements or garage conversions that work fine but were never inspected — that affects insurance, resale, and your ability to rent it later.