West Valley City, UT 84120 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

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West Valley City, UT—84120

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$475,000

1.5% YoY Growth

Household Income

$90,800

37.4% YoY Growth

Days on Market

38

8.0% Longer YoY

Home Price Forecast

-0.7%

Median Rent

$2,000

2.1% YoY Growth

1-Bed Rent

$1,100

19.5% YoY Growth

2-Bed Rent

$1,210

8.6% YoY Growth

3-Bed Rent

$2,060

3.3% 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 $475,000, with a year-over-year change of 1.5%. This indicates that home prices in West Valley City, UT are increasing. According to Zillow, the 1-year price projection is -0.7%, suggesting a relatively flat housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$475,000	1.5%
Single Family	$477,000	1.3%
Condos	$399,000	2.6%

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 $1,910, with a year-over-year rent change of 2.1%. Per bedroom, the median rent as of July '25 in West Valley City, UT is 1-bedrooms: $1,030, 2-bedrooms: $1,280, 3-bedrooms: $2,060, 4-bedrooms: $2,460. The most common rental property sizes in West Valley City, UT are 2-bedroom and 5+ bedroom, accounting for 41.5% and 18.0% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$2,000	$1,910
Studio Rent	N/A	N/A
1 Bed Rent	$1,100	$1,030
2 Bed Rent	$1,210	$1,280
3 Bed Rent	$2,060	$2,060
4 Bed Rent	$2,400	$2,460

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% of Rental Stock

Studio

1.3%

1 Bedroom

8.2%

2 Bedrooms

41.5%

3 Bedrooms

17.7%

4 Bedrooms

13.2%

5+ Bedrooms

18.0%

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 38. This is a increase of 8.0% 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 31.0%, representing a large inventory and a lot of supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$472,000	-2.0%
Listing Count	90	-8.0%
Listings as % of Homes	0.7%	-8.0%
Days on Market	38	8.0%

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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 50,600, which has decreased by -2.9% over the past 5 years. West Valley City, UT is a popular place for families, as children make up 30.9% of the population. The area has a poorly educated workforce, with 14.8% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 9.9% reporting working from home.

Metric	Latest Census	YoY % Change
Population	50,600	-2.9%
% Under 18	30.9%	1.6%
% Seniors	10.3%	7.3%
% WFH	9.9%	219.4%
% w/ College Degree	14.8%	7.2%

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As of the latest ACS Survey released in 2023, West Valley City, UT is a predominantly white area, with 41.9% of the population identifying as white. The white population has shrunk by 12.7% in the last 5 years. The second most common race or ethnicity in West Valley City, UT is hispanic, making up 40.1% of the population. Foreign-born residents account for 24.1% of the population in West Valley City, UT, and this percentage has increased by 9.0% 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	41.9%	-12.7%
% Black	2.2%	-8.3%
% Hispanic	40.1%	13.9%
% Asian	6.5%	-7.1%
% Foreign Born	24.1%	9.0%

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Mortgage and Risk — West Valley City, UT

According to HUD data as of 2023, there were 663 mortgage originations in West Valley City, UT, of which 79.0% of loans were conventional mortgages. The average loan-to-value was 49.0%, with 26.0% above 90% LTV (very high). This implies large mortgage risk in West Valley City, UT. Investor activity is low, as 1.0% of loans were by investors. 15.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	663
% Conventional Loans	79.0%
% Government Loans	21.0%
% Investor Loans	1.0%
% Second Loans	0.0%
% Cash Out Refinance	15.0%

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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 7.4%. 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	261
Total Units Section 8	261
% Rentals under Section 8	7.4%
% Occupied Section 8	92.0%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	$320	$1,100	$1,420
2 Bedroom	$500	$1,210	$1,710
3 Bedroom	$240	$2,060	$2,300
4 Bedroom	$210	$2,400	$2,610