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Homes Under $500,000 in Roy, Utah
Roy sits in the heart of Weber County, wedged between Ogden and Clearfield along the Wasatch Front, and it remains one of the more affordable mid-size cities along the I-15 corridor. Homes priced under $500,000 represent the bulk of Roy's market — single-family ranchers and two-story houses from the 1970s through early 2000s, along with a smaller share of newer builds on the city's edges. Median sale prices in Roy have historically hovered in the $300,000–$400,000 range, which means shoppers with a $500K ceiling have genuine room to negotiate, compare, and in many cases still land a three- or four-bedroom home with a garage and a yard. Proximity to Hill Air Force Base — roughly five minutes south via Route 9 — drives consistent demand from military families, which tends to stabilize prices even when the broader Utah market softens.
For buyers weighing Roy against pricier Wasatch Front alternatives like South Ogden or Layton, the trade-off is straightforward: you get more square footage per dollar and a short commute to both Ogden (about 10 miles north) and Salt Lake City (about 35 miles south via I-15). Weber and Davis County school districts both serve parts of Roy, so it's worth confirming which district a specific address falls in before you make an offer. Winters here are cold but manageable — snowfall averages around 40–50 inches annually — and summers regularly hit the upper 80s to low 90s, typical Wasatch Front range. Browse the active listings below to see what's currently on the market.
June 2026 · Roy market
Live from the Utah MLS — what's actually happening in Roy right now.
Median sale
$410,000
29 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
98.4%
of final list price
Unsold inventory
147
active + pending
115 matching · page 5 of 5
Active listings
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Common questions
About homes under $500k in Roy.
What kind of home can I actually get in Roy under $500K? ▾
Most of the inventory under $500K is single-family rambler or split-entry construction from the 1970s through 1990s, typically 3-4 bedrooms and 1,800-2,800 finished square feet on a quarter-acre lot. Newer townhomes and patio homes near 1900 West and 5600 South also fall in this range. Updated kitchens and finished basements push toward the top of the bracket.
Is $500K a realistic budget for Roy in today's market? ▾
Yes — Roy's median sale price has generally sat in the high $400Ks, so a $500K ceiling captures the majority of what trades here. You'll have more selection than in neighboring South Ogden or Layton at the same price point, which is part of why Hill Air Force Base families gravitate to Roy.
How close is Roy to Hill Air Force Base and the FrontRunner? ▾
Hill AFB's west gate is roughly 5-10 minutes from most Roy neighborhoods, which is the main draw for military and contractor buyers. The Roy FrontRunner station off 4000 South gives commuters a direct rail line to Salt Lake City, Ogden, and Provo without I-15 traffic.
Which Roy neighborhoods have the most homes under $500K? ▾
The established areas around 1900 West, 4800 South, and the Sunset border have the deepest inventory in this range. Newer subdivisions near 5600 South and the West Haven line occasionally dip under $500K for smaller floor plans or townhomes, but they move quickly.
What school district serves Roy? ▾
Roy is part of Weber School District. Local schools include Roy High, Roy Junior High, and several elementary options like Valley View, Roy, and Municipal. Buyers with kids often cross-shop Roy against Clinton and West Haven because the district boundaries shift block by block.
Are HOA fees common in this price range? ▾
Most single-family homes in Roy under $500K have no HOA — it's largely older subdivisions on city streets. The exceptions are the newer townhome and PUD communities built in the last decade, where dues typically run $100-$200 a month and cover exterior maintenance or common areas.