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Multi-Family Homes for Sale in Roy, Utah
Roy sits along the I-15 corridor in Weber County, roughly five minutes from Hill Air Force Base and twenty minutes north of downtown Ogden. That location is the whole story when it comes to multi-family demand here — Hill AFB employs more than 20,000 people, and a steady rotation of airmen, civilian contractors, and FrontRunner commuters keeps rental units occupied year-round. Duplexes, triplexes, and small fourplexes in Roy tend to trade at lower entry prices than comparable Davis County stock to the south, which is why investors from Layton, Kaysville, and even the Salt Lake side often look north of the Weber River for cash flow.
The multi-family inventory in Roy is a mix of older side-by-side duplexes built in the 1960s-80s near 1900 West and 5600 South, newer townhome-style duplexes on the west end toward 4000 West, and the occasional legal accessory-dwelling setup in established neighborhoods. Most sit on city water and sewer, and Roy City has been reasonably consistent about permitting and rental licensing compared with some neighboring municipalities. Property taxes run under the Weber County rate, and tenant demand pulls from base personnel, Weber State students willing to commute ten minutes south, and families priced out of single-family ownership. Browse the active multi-family 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
128
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Roy.
How many multi-family properties typically come up for sale in Roy? ▾
Roy is a small market for multi-family — usually only a handful of duplexes and the occasional triplex or fourplex are active on the MLS at any given time. Inventory moves quickly when priced right because investor demand from the Wasatch Front consistently outpaces supply. Setting up a saved search is the practical way to catch new listings.
What do duplexes in Roy generally rent for? ▾
Two- and three-bedroom duplex units in Roy typically rent in the $1,400-$1,800 range depending on age, condition, and proximity to Hill AFB. Units with garages or updated interiors push toward the top of that range. The base housing allowance (BAH) for nearby military tenants provides a reliable floor on rents.
Does Roy require a rental license for multi-family properties? ▾
Yes. Roy City requires landlords to obtain a business/rental license and pass periodic inspections under the Good Landlord program, which can reduce the city business license fee for participating owners. Plan on annual renewal and basic safety compliance — smoke detectors, egress windows, working utilities.
Are owner-occupied duplexes a realistic option here? ▾
Yes, and it's a common path for first-time buyers in Roy. FHA allows 3.5% down on a 2-4 unit property if you live in one unit for at least 12 months, and VA loans work the same way with $0 down for eligible service members stationed at Hill. House-hacking a duplex near the base is one of the more practical entry points into Weber County real estate.
What cap rates should I expect on Roy multi-family deals? ▾
Cap rates on Roy duplexes have generally ranged from about 5% to 6.5% in recent years, depending on age and whether utilities are separately metered. Older properties with deferred maintenance can pencil higher if you underwrite repairs honestly. Properties with shared utilities almost always trade at a discount because of the operational headache.
How does Roy compare to Clearfield or Ogden for multi-family investing? ▾
Clearfield (just south, also near Hill AFB) tends to have slightly higher prices but similar tenant demand. Ogden has a much deeper multi-family inventory and more variety in price points, but also older building stock and a wider range of neighborhood quality. Roy sits in the middle — quieter, newer on average than central Ogden, and tighter inventory than Clearfield.