West Valley City, UT—84119
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — West Valley City, UT
As of Oct '25, the median home price in West Valley City, UT is $433,000, with a year-over-year change of 0.3%. This indicates that home prices in West Valley City, UT are flat. According to Zillow, the 1-year price projection is 0.5%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $433,000 | 0.3% |
| Single Family | $446,000 | 0.2% |
| Condos | $335,000 | -0.9% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $326,000 | 0.3% |
3 Bed | $415,000 | 0.0% |
4 Bed | $468,000 | 0.9% |
| 5 Bed | $508,000 | 0.6% |
% of Housing Stock
Rental Trends — West Valley City, UT
As of July '25, Rentcast reports the average rent in West Valley City, UT is $1,540, with a year-over-year rent change of -10.5%. Per bedroom, the median rent as of July '25 in West Valley City, UT is studios: $1,430, 1-bedrooms: $1,040, 2-bedrooms: $1,420, 3-bedrooms: $1,910, 4-bedrooms: $2,240. The most common rental property sizes in West Valley City, UT are 2-bedroom and 1-bedroom, accounting for 41.3% and 24.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,450 | $1,540 |
| Studio Rent | $1,560 | $1,430 |
| 1 Bed Rent | $950 | $1,040 |
| 2 Bed Rent | $1,400 | $1,420 |
| 3 Bed Rent | $1,900 | $1,910 |
| 4 Bed Rent | $2,250 | $2,240 |
% of Rental Stock
Property Listings — West Valley City, UT
As of Oct '25, Realtor.com reports that the median days on market for a home in West Valley City, UT is 53. This is a increase of 31.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 26.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $442,000 | -3.0% |
Listing Count | 86 | 5.0% |
| Listings as % of Homes | 0.3% | 5.0% |
Days on Market | 53 | 31.0% |
Demographics — West Valley City, UT
As of the latest ACS Survey released in 2023, West Valley City, UT has a population of 50,700, which has decreased by -5.9% over the past 5 years. West Valley City, UT is a popular place for families, as children make up 30.2% of the population. The area has a poorly educated workforce, with 16.5% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 50,700 | -5.9% |
% Under 18 | 30.2% | 7.9% |
% Seniors | 7.4% | -14.9% |
% WFH | 9.0% | 309.1% |
% w/ College Degree | 16.5% | 7.8% |
As of the latest ACS Survey released in 2023, West Valley City, UT is a predominantly hispanic area, with 45.3% of the population identifying as hispanic. The hispanic population has grown by 13.5% in the last 5 years. The second most common race or ethnicity in West Valley City, UT is white, making up 36.1% of the population. Foreign-born residents account for 26.8% of the population in West Valley City, UT, and this percentage has increased by 10.7% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 36.1% | -21.0% |
% Black | 5.3% | 103.8% |
% Hispanic | 45.3% | 13.5% |
% Asian | 4.3% | -21.8% |
% Foreign Born | 26.8% | 10.7% |
Mortgage and Risk — West Valley City, UT
According to HUD data as of 2023, there were 768 mortgage originations in West Valley City, UT, of which 79.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 35.0% above 90% LTV (very high). This implies large mortgage risk in West Valley City, UT. Investor activity is low, as 2.0% of loans were by investors. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 768 |
% Conventional Loans | 79.0% |
% Government Loans | 21.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 13.0% |
Loan Activity
Rentals and Section 8 — West Valley City, UT
As of 2024, the percent of homes in West Valley City, UT under the Section 8 program is 6.7%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In West Valley City, UT, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 642 |
Total Units Section 8 | 468 |
% Rentals under Section 8 | 6.7% |
% Occupied Section 8 | 92.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $390 | $950 | $1,340 |
| 2 Bedroom | $210 | $1,400 | $1,610 |
| 3 Bedroom | $260 | $1,900 | $2,160 |
| 4 Bedroom | $210 | $2,250 | $2,460 |
Affordability — West Valley City, UT
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6.3 |
| Median Home Price | $433,000 |
| Median Household Income | $66,600 |