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Investment Properties for Sale in Roy, Utah
Roy sits between Ogden and Layton along the I-15 corridor, and that location is the whole investment thesis. Hill Air Force Base borders the city to the east, the FrontRunner station puts tenants 35 minutes from downtown Salt Lake, and median home prices generally run below neighboring Layton and South Ogden — which keeps entry costs reasonable while rents track the broader Davis-Weber market. For buyers looking at rental income, the math in Roy tends to pencil better than further south, especially on 3-bed ramblers with finished basements that work as house-hacks or straight long-term rentals.
The local rental pool leans heavily on Hill AFB personnel, defense contractors, and working families priced out of Layton and Kaysville. That means steady demand for clean, mid-priced single-family homes in the $350K-$475K range rather than luxury product. Neighborhoods around 1900 West, Sandridge, and the older grid south of 5500 South each have different age profiles and rent ceilings worth understanding before you write an offer. Weber County's tax treatment of non-primary residences also matters — the loss of the residential exemption changes cash-flow projections meaningfully, so run the numbers with the full tax burden baked in. Browse the active Roy listings below to see what's currently available, and reach out if you want help comparing cap rates or rent comps on specific properties.
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
11 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Roy.
What types of investment properties are typical in Roy? ▾
Most investor activity in Roy centers on 1970s-1990s single-family ramblers with basements that convert well to ADUs or basement apartments, plus the occasional duplex or fourplex near 1900 West and 5600 South. True multifamily is rare here — Roy's zoning leans residential, so single-family rentals and house-hacks make up the bulk of the inventory.
What kind of rent can a single-family rental in Roy command? ▾
A 3-bed, 2-bath home in Roy generally rents in the $1,800-$2,300 range depending on condition, basement finish, and garage. Homes near Hill Air Force Base or with quick FrontRunner access to Ogden and Salt Lake tend to lease faster and at the top of that band. Basement apartments separately metered or with private entries can add $900-$1,200 per month.
Why is Hill Air Force Base relevant to Roy investors? ▾
Hill AFB is one of Utah's largest employers and sits directly east of Roy. The constant rotation of active-duty families, civilian contractors, and defense personnel creates steady demand for mid-priced rentals with BAH-friendly pricing. Many Roy landlords specifically target military tenants because of reliable income and predictable lease cycles.
Does Roy allow accessory dwelling units or basement apartments? ▾
Roy City permits internal ADUs in owner-occupied homes with proper permitting, separate egress, and code-compliant kitchens. Non-owner-occupied rentals require a business license and rental inspection. Always verify current ordinances with Roy City before counting on a second-unit income stream — the rules have tightened in recent years.
How do Roy property taxes and insurance affect cash flow? ▾
Weber County property tax rates run roughly 0.6-0.75% of assessed value, and a non-primary residence loses the 45% residential exemption, so investors should budget closer to 1.1-1.3% effective tax on a rental. Insurance on a standard rental in Roy typically runs $900-$1,400 annually depending on age and roof condition.
What should I check before buying an older Roy home as a rental? ▾
Sewer lateral condition, panel capacity (many homes still have 100-amp or older Federal Pacific panels), furnace age, and any prior basement water intrusion are the big four. Roy's older neighborhoods near 4000 South have mature trees and clay sewer lines worth scoping before closing.