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Homes Under $500,000 in West Point, Utah
West Point sits in northwest Davis County, a quiet residential city of roughly 11,000 people west of Clearfield and Syracuse, close to the Great Salt Lake side of the county. It has long been one of the more approachable Davis County cities for buyers. Newer subdivisions, larger lots than you'd get in Layton or Bountiful, and a small-town feel with a city park, a rodeo-era heritage and local events keep it popular with young families. Homes under $500K here are mostly two-story and rambler-style single-family houses, along with some townhomes, often built from the late 1990s through the 2010s.
Stay under $500K in West Point and the market gets competitive on the lower end, where well-kept 3 to 4 bedroom homes with finished basements or modest yards tend to go fast. Newer builds on the larger side usually push past that ceiling, so older ramblers, townhomes and homes on smaller lots are where most of the budget-friendly inventory sits. Commutes are a real draw: Hill Air Force Base is about 15 minutes away, and I-15 and the West Davis Corridor connect you toward Salt Lake City, roughly 30 to 40 minutes without traffic. Schools are part of Davis School District. Browse the active listings below to see what's currently on the market under $500K.
September 2026 · West Point market
Live from the Utah MLS — what's actually happening in West Point right now.
Median sale
$597,000
11 closed in September 2026
Median DOM
41 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
64
active + pending
15 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in West Point.
What kind of homes are actually available under $500K in West Point right now? ▾
Under that price point you're typically looking at townhomes, older single-family homes built in the 1990s and early 2000s, or smaller newer builds on modest lots. Expect 3-4 bedrooms and around 1,800-2,800 finished square feet depending on age and condition. Fully finished basements and larger lots tend to push past the $500K mark.
Is $500K considered low for West Point? ▾
Yes — West Point's median sits noticeably higher because of newer construction along 300 N, 4500 W, and the developments near Loy Blake Park. Sub-$500K listings move quickly since they appeal to first-time buyers and families relocating from pricier parts of Davis County like Farmington and Kaysville.
What are property taxes and HOA costs like in this price range? ▾
Davis County property taxes generally run around 0.55-0.65% of assessed value, so a $475K home lands near $2,800-3,000 annually. HOA fees mostly show up on townhomes and newer subdivisions, typically $40-150/month. Older single-family neighborhoods in West Point usually have no HOA.
Which schools serve homes in this price range? ▾
West Point falls under Davis School District. Most homes feed into West Point Elementary, Central Davis Junior High or West Point Junior High, and Syracuse High School. Davis District consistently ranks among the stronger districts in the state, which is a big reason families target this area.
How's the commute from West Point to Hill AFB or Salt Lake? ▾
Hill Air Force Base is about 15-20 minutes via Antelope Drive or I-15. Downtown Salt Lake runs 35-45 minutes depending on rush hour. The Clearfield FrontRunner station is roughly 10 minutes south for anyone wanting to skip the freeway.
Should I expect bidding wars under $500K here? ▾
On well-kept homes, yes — anything turnkey in the $425K-490K range tends to get multiple offers within the first week. Homes that need cosmetic updates or sit on busy roads give buyers more room to negotiate. Working with an agent who can move fast on showings matters in this price band.