West Valley City, UT—84120
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 $465,000, with a year-over-year change of 1.3%. This indicates that home prices in West Valley City, UT are increasing. 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 | $465,000 | 1.3% |
| Single Family | $467,000 | 1.5% |
| Condos | $401,000 | 2.8% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $409,000 | 2.8% |
3 Bed | $453,000 | 2.0% |
4 Bed | $466,000 | 1.5% |
| 5 Bed | $505,000 | 1.0% |
% of Housing Stock
Rental Trends — West Valley City, UT
As of July '25, Rentcast reports the average rent in West Valley City, UT is $1,910, 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 |
% 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 44. This is a increase of 33.0% 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 | $494,000 | 3.0% |
Listing Count | 96 | 11.0% |
| Listings as % of Homes | 0.7% | 11.0% |
Days on Market | 44 | 33.0% |
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% |
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% |
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% |
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 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 |
Affordability — West Valley City, UT
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.9 |
| Median Home Price | $465,000 |
| Median Household Income | $90,800 |