West Valley City, UT 84128 - Home Prices, Rental Trends, Listings & Demographics | Prop:Metrics

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West Valley City, UT—84128

Real Estate Data & Market Trends

Key Metrics at a Glance

Median Home Value

$481,000

1.2% YoY Growth

Household Income

$109,000

48.3% YoY Growth

Days on Market

52

16.0% Longer YoY

Home Price Forecast

0.9%

Median Rent

$2,300

7.7% YoY Growth

1-Bed Rent

$700

45.3% YoY Growth

2-Bed Rent

$1,660

16.8% YoY Growth

3-Bed Rent

$1,900

1.4% YoY Growth

Other Zip Codes in West Valley City, UT

Home Price Trends — West Valley City, UT

As of Dec '25, the median home price in West Valley City, UT is $481,000, with a year-over-year change of 1.2%. This indicates that home prices in West Valley City, UT are increasing. According to Zillow, the 1-year price projection is 0.9%, suggesting a relatively flat housing market in the next year.

Cost per Home Type

Home Type	Median Home Value	YoY % Change
All Homes	$481,000	1.2%
Single Family	$483,000	1.3%
Condos	$404,000	4.4%

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 $2,050, with a year-over-year rent change of -7.7%. Per bedroom, the median rent as of July '25 in West Valley City, UT is 1-bedrooms: $908, 2-bedrooms: $1,600, 3-bedrooms: $2,160, 4-bedrooms: $2,500. The most common rental property sizes in West Valley City, UT are 4-bedroom and 2-bedroom, accounting for 32.2% and 23.4% of the rental stock.

Type	Median Rent	Average Rent
Average Rent	$2,300	$2,050
Studio Rent	N/A	N/A
1 Bed Rent	$700	$908
2 Bed Rent	$1,660	$1,600
3 Bed Rent	$1,900	$2,160
4 Bed Rent	$2,500	$2,500

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% of Rental Stock

1 Bedroom

5.4%

2 Bedrooms

23.4%

3 Bedrooms

19.2%

4 Bedrooms

32.2%

5+ Bedrooms

19.7%

Property Listings — West Valley City, UT

As of Dec '25, Realtor.com reports that the median days on market for a home in West Valley City, UT is 40. This is a increase of 16.0% 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 32.0%, representing a large inventory and a lot of supply pressure on home prices.

Metric	Zip Code Average	Year over Year % Change
Median Listing Price	$574,000	5.0%
Listing Count	74	47.0%
Listings as % of Homes	0.3%	47.0%
Days on Market	52	16.0%

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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 32,100, which has increased by 19.4% over the past 5 years. West Valley City, UT is a popular place for families, as children make up 33.6% of the population. The area has a poorly educated workforce, with 16.7% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 11.2% reporting working from home.

Metric	Latest Census	YoY % Change
Population	32,100	19.4%
% Under 18	33.6%	-5.9%
% Seniors	7.7%	22.2%
% WFH	11.2%	107.4%
% w/ College Degree	16.7%	29.5%

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As of the latest ACS Survey released in 2023, West Valley City, UT is a predominantly white area, with 47.1% of the population identifying as white. The white population has shrunk by 7.6% in the last 5 years. The second most common race or ethnicity in West Valley City, UT is hispanic, making up 44.5% of the population. Foreign-born residents account for 17.8% of the population in West Valley City, UT, and this percentage has increased by 1.7% 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	47.1%	-7.6%
% Black	0.3%	-76.9%
% Hispanic	44.5%	19.3%
% Asian	2.3%	-34.3%
% Foreign Born	17.8%	1.7%

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Mortgage and Risk — West Valley City, UT

According to HUD data as of 2023, there were 510 mortgage originations in West Valley City, UT, of which 78.0% of loans were conventional mortgages. The average loan-to-value was 44.0%, with 22.0% 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. 23.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.

Mortgages

Metric	Zip Code Average
Total Loan Originations	510
% Conventional Loans	78.0%
% Government Loans	22.0%
% Investor Loans	1.0%
% Second Loans	0.0%
% Cash Out Refinance	23.0%

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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 3.4%. 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	51
Total Units Section 8	47
% Rentals under Section 8	3.4%
% Occupied Section 8	92.0%

Section 8 Opportunity

Home Size	HUD Premium	Market Rent	Max HUD Rent
1 Bedroom	$1,150	$700	$1,850
2 Bedroom	$570	$1,660	$2,230
3 Bedroom	$1,100	$1,900	$3,000
4 Bedroom	$910	$2,500	$3,410