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Homes Under $500,000 in Willard, Utah
Willard sits at the base of the Wellsville Mountains along the east shore of Willard Bay, about 15 minutes north of Ogden and roughly an hour from Salt Lake City International Airport. It's a small Box Elder County town — under 2,000 residents — known for fruit stands along Highway 89, the reservoir for boating and fishing, and a slower pace than the busier Weber County suburbs to the south. Under $500K in Willard typically lands you a 3-4 bedroom rambler or split-entry on a generous lot, often a quarter-acre or more, sometimes with mature fruit trees, garden space, or room for a shop. Older homes from the 1970s and 80s make up a chunk of inventory at this price, alongside the occasional newer build on the bench.
Buyers drawn to Willard under $500K are usually trading suburban density for elbow room, mountain views to the east, and quick access to Willard Bay State Park. Commuters use Highway 89 or I-15 to reach Ogden hospitals, Hill Air Force Base (about 35 minutes south), or the Pleasant View/North Ogden job corridor. Kids attend Box Elder School District schools, with Willard Elementary in town and Box Elder High in Brigham City. Inventory here is thin compared to Layton or Ogden, so well-priced homes in this range tend to move quickly, especially in spring. Browse the active listings below to see what's currently on the market in Willard under $500,000.
June 2026 · Willard market
Live from the Utah MLS — what's actually happening in Willard right now.
Median sale
$450,000
9 closed in June 2026
Median DOM
6 days
listing → contract
Sale-to-list
98.7%
of final list price
Unsold inventory
22
active + pending
12 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Willard.
What kind of home does $500K buy in Willard? ▾
At this price you're typically looking at a 3-4 bedroom home between 1,800 and 3,200 finished square feet, often a rambler or split-entry from the 70s through 90s. Lots tend to be larger than what you'd find in Ogden or Layton — quarter-acre and up is common, with some properties pushing a half-acre or more. Newer construction under $500K is rare but does come up occasionally on smaller lots.
Is Willard a reasonable commute to Ogden or Salt Lake? ▾
Ogden is about 15-20 minutes south via Highway 89 or I-15. Hill Air Force Base runs roughly 35-40 minutes depending on traffic, and downtown Salt Lake is about an hour. Willard appeals to commuters who don't mind the drive in exchange for a quieter, more rural setup.
How much inventory is usually available under $500K in Willard? ▾
Willard is a small town, so active listings at any price point are limited — often just a handful. Under $500K specifically, you might see anywhere from zero to half a dozen homes at a time. It pays to set up alerts and be ready to tour quickly when something fits your criteria.
Are there HOAs or subdivisions in Willard? ▾
Most of Willard is unincorporated-feeling older neighborhoods and farm parcels with no HOA. A few newer pockets on the bench may have light covenants, but the town has resisted the dense subdivision pattern you see further south. Expect well water or municipal connections depending on the property, and verify septic vs. sewer with each listing.
What's the property tax situation in Box Elder County? ▾
Box Elder County's effective property tax rate is generally lower than Weber or Davis County — roughly 0.55-0.70% of assessed value for primary residences with the Utah residential exemption applied. On a $475,000 home that pencils out to somewhere around $2,600-$3,300 a year, though you should check the current rate and any local levies on the specific parcel.
Can I find homes with shops, RV parking, or room for animals at this price? ▾
Yes — that's actually one of Willard's selling points under $500K. Detached shops, RV pads, and lots zoned to allow chickens, horses, or other animals show up regularly in this range. Just confirm zoning (Willard City vs. unincorporated Box Elder) and any animal limits before writing an offer.