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Investment Properties for Sale in West Bountiful, Utah
West Bountiful sits in a sweet spot for Utah investors: ten miles north of downtown Salt Lake, immediate access to I-15 and the Woods Cross FrontRunner station, and a tenant pool that includes commuters working in Salt Lake, refinery and rail workers along Beck Street, and families chasing Davis School District boundaries. The city is small — under 6,000 residents — and most of the housing stock is single-family on generous lots, with a slice of older homes near Pages Lane and 800 West that lend themselves to basement apartments or detached ADUs. Pure multi-family product is scarce, so investor strategy here usually means buy-and-hold single-family rentals, house hacks with a rented basement unit, or value-add rehabs on mid-century ranches.
Rents have held up well thanks to the Davis County job market and the FrontRunner connection, and vacancy stays low because owner-occupant demand competes for the same homes. The trade-off is yield: cap rates in West Bountiful run thinner than in Ogden or West Valley, and Utah's property-tax treatment of non-primary residences (no 45% residential exemption) needs to be baked into every pro forma. Short-term rental rules are restrictive, so most numbers should be built on 12-month leases. Inventory turns slowly given the small footprint of the city, and well-priced rental-ready homes tend to move within a couple of weeks. Browse the active listings below to see what's currently on the market for investors in West Bountiful.
May 2026 · West Bountiful market
Live from the Utah MLS — what's actually happening in West Bountiful right now.
Median sale
$544,500
2 closed in May 2026
Median DOM
13 days
listing → contract
Sale-to-list
101.6%
of final list price
Unsold inventory
5
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About investment properties in West Bountiful.
What types of investment properties show up in West Bountiful? ▾
Most of the inventory is single-family homes on larger lots, a handful of duplexes near the older grid east of I-15, and the occasional home with an accessory dwelling or basement apartment that's already rented. True multi-family buildings are rare here because zoning leans residential, so house hacks and long-term single-family rentals make up the bulk of investor activity.
Does West Bountiful allow short-term rentals like Airbnb? ▾
West Bountiful City restricts short-term rentals in most residential zones, and operators generally need a business license plus compliance with city ordinances. Before underwriting a property as a nightly rental, call the city directly — most investors here build their numbers around long-term tenants, which the rental market supports well given the commute to Salt Lake.
What kind of rents can a single-family home pull in West Bountiful? ▾
A three- or four-bedroom home in West Bountiful typically rents in the $2,200–$2,900 range depending on size, garage, and yard. Homes with a finished basement apartment can stack a second rent of $900–$1,300, which is why ADU-ready properties trade at a premium to investors running the numbers.
Why do investors look at West Bountiful over Salt Lake or Ogden? ▾
The location is the pitch: ten minutes to downtown Salt Lake on I-15 or FrontRunner from Woods Cross, low crime, Davis School District, and stable owner-occupant demand that keeps vacancy short. Appreciation has tracked the broader Davis County market, and tenant quality tends to be strong because families want to stay in the school boundaries.
Are there older homes that work as BRRRR or value-add plays? ▾
Yes — the pockets near 800 West and the older sections off Pages Lane have 1950s–1970s ranches that often need cosmetic work, and some sit on quarter-acre-plus lots where a detached ADU may pencil. Margins are tighter than in Ogden or West Valley, but the resale exit is cleaner.
What should I budget for property taxes and insurance? ▾
Non-primary-residence properties in Utah lose the 45% residential exemption, so taxes on a rental run roughly 1.6–1.8% of assessed value instead of around 0.6%. Factor that into your cash flow analysis — it's the single biggest surprise out-of-state investors hit when buying in Davis County.