West Valley City, UT—84128
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 $486,000, with a year-over-year change of 1.0%. 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 | $486,000 | 1.0% |
| Single Family | $489,000 | 1.5% |
| Condos | $411,000 | 4.3% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $422,000 | 3.2% |
3 Bed | $484,000 | 1.9% |
4 Bed | $479,000 | 0.8% |
| 5 Bed | $535,000 | 0.9% |
% of Housing Stock
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 |
% 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 61. 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 47.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $522,000 | 0.0% |
Listing Count | 81 | 34.0% |
| Listings as % of Homes | 0.3% | 34.0% |
Days on Market | 61 | 11.0% |
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% |
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% |
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% |
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 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 |
Affordability — West Valley City, UT
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.3 |
| Median Home Price | $486,000 |
| Median Household Income | $109,000 |