West Valley City, UT 84119 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

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West Valley City, UT—84119

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$439,000

0.4% YoY Growth

Household Income

$66,600

25.3% YoY Growth

Days on Market

46

11.0% Longer YoY

Home Price Forecast

-0.8%

Median Rent

$1,450

10.5% YoY Growth

1-Bed Rent

$950

8.0% YoY Growth

2-Bed Rent

$1,400

0.0% YoY Growth

3-Bed Rent

$1,900

5.9% YoY Growth

Other Zip Codes in West Valley City, UT

Home Price Trends — West Valley City, UT

As of May '26, the median home price in West Valley City, UT is $439,000, with a year-over-year change of -0.4%. This indicates that home prices in West Valley City, UT are flat. According to Zillow, the 1-year price projection is -0.8%, suggesting a relatively flat housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$439,000	-0.4%
Single Family	$454,000	-0.7%
Condos	$332,000	-1.5%

Cost per Home Size

Home Size	Median Home Value	YoY % Change
1 Bed

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

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% of Rental Stock

Studio

3.7%

1 Bedroom

24.9%

2 Bedrooms

41.3%

3 Bedrooms

21.9%

4 Bedrooms

4.7%

5+ Bedrooms

3.4%

Property Listings — West Valley City, UT

As of May '26, Realtor.com reports that the median days on market for a home in West Valley City, UT is 46. This is a increase of 11.0% 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 30.0%, representing a large inventory and a lot of supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$376,000	-5.0%
Listing Count	122	50.0%
Listings as % of Homes	0.3%	50.0%
Days on Market	46	11.0%

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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%

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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%

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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%

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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