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Homes Under $500,000 in West Valley City, Utah
West Valley City is the second-largest city in Utah and still one of the most realistic spots along the Wasatch Front to find a house under $500,000. The inventory in this range is a mix of 1970s and '80s ramblers near Redwood Road, split-entries around Hunter and Granger, townhomes off 5600 West, and newer builds pushing toward the western edge near the Mountain View Corridor. Buyers shopping this price point are often choosing West Valley over Salt Lake proper because the same money buys noticeably more square footage and yard — a three-bed, two-bath rambler here typically lists for what a one-bed condo costs in Sugar House.
Location is the other draw. The city sits roughly 15 minutes from downtown Salt Lake, 20 minutes from the SLC airport, and gives quick I-215 access to the tech corridor in Murray and Cottonwood Heights. Granite School District serves most of the city, and amenities like the Maverik Center, Valley Fair Mall, Stonebridge Golf Club, and the USANA Amphitheatre are all inside city limits. Under $500K you'll see a wide range of conditions — original-owner homes that need updates, fully remodeled flips, and HOA townhome communities with newer mechanicals. Property taxes run roughly 0.6% of assessed value, and many homes still sit on quarter-acre lots, which is rare at this price elsewhere in the valley. Browse the active listings below to see what's currently on the market in West Valley City under $500,000.
May 2026 · West Valley City market
Live from the Utah MLS — what's actually happening in West Valley City right now.
Median sale
$449,995
76 closed in May 2026
Median DOM
13 days
listing → contract
Sale-to-list
99.1%
of final list price
Unsold inventory
281
active + pending
226 matching · page 10 of 10
Active listings
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Common questions
About homes under $500k in West Valley City.
What kind of home can I actually get in West Valley City for under $500,000? ▾
Most listings in this range are 3-4 bedroom ramblers, split-entries, or bi-levels between 1,500 and 2,400 finished square feet, often with a basement and a two-car garage. Townhomes and twin homes also show up regularly between $350K and $450K. Condition varies widely — expect to choose between a dated but solid older home and a smaller updated one.
Which West Valley neighborhoods have the most homes in this price range? ▾
Hunter, Granger, Chesterfield, and the areas around 3500 South and Redwood Road consistently have the most inventory under $500K. Newer construction and townhome communities near 5600 West and the Mountain View Corridor also fall in this range, especially attached product. Closer to Taylorsville's border you'll see slightly higher prices but larger lots.
Are property taxes and HOA fees reasonable here? ▾
Property taxes in West Valley City run about 0.55%–0.65% of market value annually, which is in line with the rest of Salt Lake County. Most single-family homes have no HOA, while townhomes and newer PUDs typically run $100–$250 per month covering exterior maintenance and common areas.
What school district serves homes in West Valley City? ▾
The majority of West Valley falls within Granite School District, with schools like Hunter High, Granger High, and Cyprus High (Magna boundary) serving different parts of the city. A small sliver on the south end touches Granite's Taylorsville boundary. Charter and language-immersion options are also available throughout the area.
How competitive is the under-$500K market in West Valley right now? ▾
This price bracket is the most active segment in the city because it overlaps with FHA, VA, and first-time buyer loan limits. Well-priced, move-in-ready homes under $450K often see multiple offers within the first week, while dated homes or those needing roof and HVAC work tend to sit longer and leave room to negotiate.
Can I use an FHA or VA loan on homes in this price range? ▾
Yes — the 2024 FHA loan limit for Salt Lake County is well above $500,000, and VA loans have no cap for qualified buyers, so financing isn't a barrier. The bigger issue is condition: FHA and VA appraisers flag peeling paint, missing handrails, and roof issues, so older West Valley homes sometimes need seller repairs before closing.