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Homes Under $500,000 in West Haven, Utah
West Haven sits just west of Ogden in Weber County, and it's one of the few Wasatch Front cities where buyers still have a realistic shot at a single-family home under $500,000. The city has grown quickly along 1900 West and 4700 South, with newer subdivisions filling in around older farmsteads and the Weber River bottoms. Sub-$500K inventory here typically includes townhomes in communities like Cobblestone and Geneva Cove, smaller 3-bed starter homes built in the early 2000s, and occasional twin homes on quarter-acre lots. Commuters appreciate the quick access to I-15 at the 5600 South or 21st Street interchanges, putting downtown Ogden about 10 minutes away and Salt Lake roughly 35 minutes south.
At this price point, expect homes in the 1,400–2,200 sq ft range, often with unfinished basements that let buyers build sweat equity over time. West Haven falls within the Weber School District, with Kanesville Elementary, Rocky Mountain Junior High, and Fremont High serving most neighborhoods. Property taxes run lower than Davis or Salt Lake County, and culinary water comes from Taylor-West Weber Water. Buyers should know the area is still semi-rural in pockets — irrigation ditches, horse property zoning, and the occasional working farm are part of the landscape, which many buyers actively want. Browse the active listings below to see what's currently on the market under $500K in West Haven.
May 2026 · West Haven market
Live from the Utah MLS — what's actually happening in West Haven right now.
Median sale
$467,500
26 closed in May 2026
Median DOM
24 days
listing → contract
Sale-to-list
99.3%
of final list price
Unsold inventory
91
active + pending
57 matching · page 3 of 3
Active listings
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Common questions
About homes under $500k in West Haven.
What kind of home can I actually get in West Haven for under $500K? ▾
Most sub-$500K listings are townhomes between $350K–$425K or smaller single-family homes from the late 1990s through mid-2010s in the $425K–$499K range. Square footage usually lands between 1,400 and 2,200, and many have unfinished basements that add future value. True new construction at this price is rare but does pop up in townhome phases.
Is West Haven a good commute to Hill Air Force Base or downtown Salt Lake? ▾
Hill AFB is about 15–20 minutes via I-15 south to the Roy or Clearfield exits, which makes West Haven popular with military families and defense contractors. Downtown Salt Lake is 35–40 minutes off-peak, longer during rush hour. FrontRunner's Roy station is roughly 10 minutes away if you'd rather train into the city.
Are HOA fees common on homes under $500K in West Haven? ▾
Townhome and twin-home communities almost always have an HOA, usually running $100–$200 per month and typically covering exterior maintenance, landscaping, and snow removal. Detached single-family homes outside planned subdivisions generally have no HOA. Check the listing remarks for current dues before writing an offer.
How fast do sub-$500K listings move in West Haven? ▾
Well-priced homes in this range tend to go under contract within 2–4 weeks, faster in spring and early summer. Townhomes priced under $400K typically see the most activity because they pull in first-time buyers using FHA or VA financing. Homes needing cosmetic work sit longer and often have room to negotiate.
What schools serve homes in this price range? ▾
West Haven is part of Weber School District. Most under-$500K neighborhoods feed Kanesville Elementary or Country View Elementary, then Rocky Mountain Junior High, and Fremont High School in Plain City. Fremont has strong CTE and athletics programs and is the main draw for families relocating from out of state.
Are there any flood or irrigation issues to watch for? ▾
Parts of West Haven sit near the Weber River and have irrigation ditches running through or alongside lots, which is normal for the area but worth understanding. A few low-lying parcels are in FEMA flood zones, so always check the flood map and ask the seller about secondary water shares — many homes have inexpensive pressurized irrigation for outdoor watering.