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Homes Under $500,000 in West Point, Utah
West Point sits on the western edge of Davis County, tucked between Clinton, Syracuse, and the Great Salt Lake wetlands. It grew up as farmland and still has that feel in pockets — wide streets, irrigation ditches, big sky to the west — but the last fifteen years have brought heavy residential development, which is why most new construction lands above the $500K line. Homes under $500K in West Point tend to be the ones built before the recent boom: solid 1990s and early-2000s two-stories, some patio homes, and the occasional townhome in the newer subdivisions off 300 North. Buyers shopping this price bracket are usually Hill Air Force Base families, first-time buyers priced out of Farmington or Layton, and folks who want Davis School District without paying Kaysville money.
What you give up under $500K is usually square footage or lot size, not location. West Point itself stays quiet, with quick access to Antelope Drive for commuting south to Hill AFB or onto I-15 toward Salt Lake. The Legacy Parkway extension and FrontRunner stops in Clearfield and Layton make the rest of the Wasatch Front reachable without living on top of it. Inventory in this range moves fast — well-priced homes that show clean often go under contract inside a week, so being pre-approved and ready to tour matters here. Browse the active listings below to see what's currently on the market in West Point under $500K.
June 2026 · West Point market
Live from the Utah MLS — what's actually happening in West Point right now.
Median sale
$557,250
8 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
99.1%
of final list price
Unsold inventory
57
active + pending
15 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in West Point.
What kind of homes are actually available under $500K in West Point right now? ▾
Under that price point you're typically looking at townhomes, older single-family homes built in the 1990s and early 2000s, or smaller newer builds on modest lots. Expect 3-4 bedrooms and around 1,800-2,800 finished square feet depending on age and condition. Fully finished basements and larger lots tend to push past the $500K mark.
Is $500K considered low for West Point? ▾
Yes — West Point's median sits noticeably higher because of newer construction along 300 N, 4500 W, and the developments near Loy Blake Park. Sub-$500K listings move quickly since they appeal to first-time buyers and families relocating from pricier parts of Davis County like Farmington and Kaysville.
What are property taxes and HOA costs like in this price range? ▾
Davis County property taxes generally run around 0.55-0.65% of assessed value, so a $475K home lands near $2,800-3,000 annually. HOA fees mostly show up on townhomes and newer subdivisions, typically $40-150/month. Older single-family neighborhoods in West Point usually have no HOA.
Which schools serve homes in this price range? ▾
West Point falls under Davis School District. Most homes feed into West Point Elementary, Central Davis Junior High or West Point Junior High, and Syracuse High School. Davis District consistently ranks among the stronger districts in the state, which is a big reason families target this area.
How's the commute from West Point to Hill AFB or Salt Lake? ▾
Hill Air Force Base is about 15-20 minutes via Antelope Drive or I-15. Downtown Salt Lake runs 35-45 minutes depending on rush hour. The Clearfield FrontRunner station is roughly 10 minutes south for anyone wanting to skip the freeway.
Should I expect bidding wars under $500K here? ▾
On well-kept homes, yes — anything turnkey in the $425K-490K range tends to get multiple offers within the first week. Homes that need cosmetic updates or sit on busy roads give buyers more room to negotiate. Working with an agent who can move fast on showings matters in this price band.