Property Makler
Advanced analytics for residential real estate investing

Ogden-Clearfield, UT housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$217	$226	$232	$235	1.4%	4.1%	2.7%	1.3%
Active Listing Count	1,467	1,149	1,278	1,820	304.1%	-21.7%	11.2%	42.4%
Median Days on Market	66	65	65	58	78.4%	-1.5%	0%	-10.8%
Share of listings with price increase	1.7%	1.4%	1.5%	1.4%
Share of listings with price decrease	23.8%	22.8%	22.2%	25.4%

* last available value

Home prices

Short term housing supply drivers

Long term housing demand drivers

Long term housing supply drivers

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

Housing market overview

Ogden-Clearfield, UT MSA – Overview and Geography

Ogden-Clearfield MSA covers Weber, Davis, Morgan and Box Elder counties in northern Utah, north of the Salt Lake City MSA.
2023 population approx. 645k–660k, very young median age around 33 and relatively high metro density for the Mountain West.
Core corridor: urbanized strip along I-15 and FrontRunner rail from Brigham City through Ogden to Layton, Clearfield, Syracuse, Kaysville, Farmington and into the Salt Lake City commuter shed.
Key geographic subareas:
- Weber County urban core: Ogden, South Ogden, Roy, West Haven – older housing stock, industrial heritage, strong infill potential.
- Davis County suburbs: Layton, Clearfield, Syracuse, Kaysville, Farmington, Bountiful / North Salt Lake fringe – fastest-growing, family-oriented, higher incomes and newer subdivisions.
- Box Elder County: Brigham City and nearby small towns – more rural/exurban, lower prices, more land availability but longer commutes.
- Morgan County: small, semi-rural mountain valley – low density, high amenity, constrained supply, estate/ranch-type housing.

Main Cities/Towns and Market Characteristics

Area	City/town	Population (approx.)	Density (urban/rural)	Income level	Quality of schools (GreatSchools range)	Crime level (relative in MSA)	Property tax (effective % of value)	Personal income tax	Comments
Weber County core	Ogden	90k–90.5k	High urban	Medium (below metro median)	Mixed, roughly 3–8	Higher than MSA avg, especially central neighborhoods	≈0.6–0.75%	No local tax above state	Historic core, strong transit access, most affordable large-city inventory but perception of crime and school quality weigh on some buyers.
Weber County core	Roy	≈39k–40k	Suburban	Medium	Approx. 4–8	Moderate	≈0.6–0.75%	No local tax above state	Established subdivisions, smaller lots, strong owner-occupancy, good commuter access to Hill AFB.
Weber County west	West Haven	≈20k–22k	Low–medium; rapidly suburbanizing	Medium	Approx. 4–8	Low–moderate	≈0.6–0.75%	No local tax above state	Newer subdivisions, strong single-family construction pipeline, popular with young families.
Weber County south/east	South Ogden / Washington Terrace	≈17k + 10k	Suburban, hillside in parts	Medium	Approx. 5–9	Moderate	≈0.6–0.75%	No local tax above state	Closer to Ogden Regional Medical Center and Weber State; townhome and small-lot infill growing.
Davis County north	Layton	≈84k–85k	High suburban	Medium–high	Approx. 5–9	Moderate	≈0.55–0.7%	No local tax above state	Largest Davis city; major retail, employment and multifamily hub; strong demand from Hill AFB employees.
Davis County north–central	Clearfield	≈32k–33k	Suburban	Medium	Approx. 4–8	Moderate	≈0.55–0.7%	No local tax above state	Adjacent to Hill AFB gates; mix of older starter homes and new townhomes; strong rental demand.
Davis County west	Syracuse / West Point	≈33k + 12k	Suburban / exurban	Medium–high	Approx. 6–9	Low–moderate	≈0.55–0.7%	No local tax above state	Very strong single-family building, larger lots historically; new West Davis Corridor freeway boosts long-term demand.
Davis County central	Kaysville / Fruit Heights	≈33k + 7k	Suburban, foothill	High	Approx. 7–10	Low	≈0.55–0.7%	No local tax above state	Among most desired school zones; limited remaining land; strong price appreciation and move-up buyers.
Davis County south	Farmington	≈27k–28k	Suburban / mixed-use	High	Approx. 7–10	Low	≈0.55–0.7%	No local tax above state	Lagoon theme park, Station Park TOD, commuter rail; constrained but premium market.
Davis County south fringe	Bountiful / North Salt Lake	≈45k + 23k	High suburban	High	Approx. 6–10	Low–moderate	≈0.55–0.7%	No local tax above state	Strongly tied to Salt Lake City job market; steep topography; very limited new single-family supply.
Box Elder County	Brigham City	≈20k	Small city, low–medium density	Medium–low	Approx. 4–8	Low–moderate	≈0.6–0.75%	No local tax above state	Gateway to rural Box Elder; more affordable but slower appreciation; some manufacturing-based employment.
Morgan County	Morgan (town & county)	≈5k town, ≈15k county	Very low rural / exurban	Medium–high	Approx. 5–9	Very low	≈0.55–0.7%	No local tax above state	Scenic mountain valley; limited inventory; estate homes, ranchettes and resort-adjacent properties.

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Citizens – Income and Education

Median household income in the MSA is high for the region (upper-$90k range), with Davis County substantially above Weber and Box Elder.
Income gradient:
- Highest: south Davis (Farmington, Kaysville, Bountiful / North Salt Lake) and Morgan County households.
- Middle: Layton, Syracuse, West Haven, Roy and Brigham City.
- Lower relative: central Ogden and some older Weber County neighborhoods.
Educational attainment:
- Growing share of residents with bachelor’s or higher, supported by Weber State University and technical colleges.
- Davis County has notably high 4-year degree rates; Weber and Box Elder show stronger associates/technical credentials.
- Workforce skewed toward applied and technical education aligned with aerospace, logistics, manufacturing and healthcare.
Demographics:
- Very young age structure with strong family / child population share.
- Homeownership rate in the mid-70% range, well above U.S. average.

Key Economic Sectors

Aerospace & defense
- Hill Air Force Base is the dominant single economic anchor, supporting tens of thousands of direct and indirect jobs.
- Cluster of defense contractors, maintenance, logistics and engineering firms around Clearfield, Layton and Roy.
Manufacturing & advanced manufacturing
- Significant presence in metals, composites, aerospace components, food processing and industrial equipment.
- Clustered in industrial parks in Ogden, West Haven, Clearfield, Layton and Brigham City.
Logistics & warehousing
- I‑15 and I‑84 junction, railroad lines and proximity to SLC International Airport drive distribution centers and truck freight.
- Growth of e‑commerce and regional distribution hubs fuels demand for labor and industrial land.
Healthcare & education
- Major hospitals and clinics in Ogden and Layton.
- Weber State University, Davis Technical College and Ogden‑Weber Technical College are significant employers and human‑capital engines.
Retail, services & tourism
- Retail concentrations in Layton, Farmington (Station Park), Riverdale and Ogden.
- Outdoor recreation, skiing and proximity to national parks and lakes support hospitality and tourism‑related services.

Housing Buying Market – Supply Drivers

Zoning & land availability
- Weber and Davis corridors are increasingly built‑out; remaining greenfield land primarily in west Weber/Davis (West Haven, Hooper, Plain City, Syracuse, West Point) and in Box Elder and Morgan.
- Suburban cities have historically favored single‑family zoning; gradual increase in townhome and small‑lot projects near major roads and transit.
- Steep benches and mountains to the east and the Great Salt Lake and wetlands to the west physically constrain outward expansion.
Regulatory environment
- Utah is generally pro‑growth with predictable entitlement processes and state‑level pressure for more housing supply.
- Some suburban communities face local opposition to higher‑density and multifamily projects, slowing approvals in high‑income neighborhoods.
- Impact fees and infrastructure requirements can be significant for large subdivisions, especially in fast‑growing west‑side cities.
Construction costs & workforce
- Labor costs elevated by intense Wasatch Front building activity, but still below coastal levels.
- Contractor capacity is tight during statewide up‑cycles, causing longer build times and keeping new‑home prices firm.
- Materials and land costs have risen sharply since 2020; lot prices in Davis County in particular put a floor under finished home prices.
Product mix
- Dominant product is 3–5 bedroom single‑family detached; townhomes are the main attainable‑price new product for first‑time buyers.
- Multifamily concentrated in Ogden, Layton, Clearfield and Farmington transit‑oriented nodes; still a small share of total stock.
Infrastructure & transportation
- Recent completion of West Davis Corridor/extension improves access to Syracuse/West Point, unlocking more land for development.
- FrontRunner commuter rail and expanded freeway interchanges support higher‑density nodes in Ogden, Layton and Farmington.

Housing Buying Market – Demand Drivers

Population dynamics
- Strong natural increase (births minus deaths) due to young population and large family sizes.
- Net migration has fluctuated with interest rates and affordability, but the region remains a lower‑cost alternative to Salt Lake County and many coastal markets.
Commuter relationships
- Significant share of residents commute to employment in Salt Lake County while seeking lower housing costs in Davis/Weber.
- FrontRunner, express buses and freeway access make Layton, Farmington, Bountiful and North Salt Lake strong commuter submarkets.
Growing industries
- Aerospace/defense expansion at Hill AFB and associated contractors supports stable, relatively high‑income, security‑cleared households.
- Logistics/warehousing and advanced manufacturing continue to add jobs, particularly in west Weber/Davis and Box Elder industrial areas.
- Healthcare and education are steadily expanding with regional population growth, adding professional and mid‑income buyers.
Affordability & substitution effect
- As Salt Lake County prices and rents have surged, Ogden‑Clearfield captures buyers and renters willing to trade longer commutes for larger homes or ownership.
- Ogden offers lower entry prices for investors and first‑time buyers, while Davis County targets move‑up and long‑term family buyers.
Interest rates and credit
- Higher post‑2022 mortgage rates cooled transaction volumes but did not fully reverse prior price gains, due to constrained inventory and strong demographics.
- Investors remain active in older Ogden and Clearfield neighborhoods where price‑to‑rent ratios still pencil compared to Salt Lake County.

Key Challenges in the Housing Market

Affordability pressures
- Rapid price appreciation since 2020 has outpaced local wage growth, especially for first‑time buyers and renters.
- Davis County and Morgan County are increasingly out of reach for median‑income households without dual high earners.
Limited buildable land in core areas
- Topographic constraints and built‑out suburbs restrict new greenfield subdivisions in east‑side and south‑Davis communities.
- Redevelopment and higher‑density infill in Ogden and near transit stations face community resistance and higher complexity.
Infrastructure and transportation strain
- Strong west‑side growth stresses arterial roads, schools and utilities.
- Lag between residential growth and infrastructure expansions can slow approvals or add costs.
Income and neighborhood disparities
- Central Ogden and some older Weber neighborhoods face higher crime, aging housing stock and weaker school perceptions.
- Contrast with high‑income pockets in south Davis and Morgan can reinforce spatial inequality in educational and investment outcomes.
Exposure to key employers
- Regional economy is significantly tied to Hill AFB and defense spending cycles.
- Any major mission change or federal budgeting shock would impact demand in Clearfield, Layton, Roy and surrounding communities.
Water and environmental constraints
- Long‑term water supply in a semi‑arid region and Great Salt Lake environmental concerns may influence growth policy and development patterns.

Investment Potential by Area/Region

Area	Appreciation potential	Risk	Key drivers
Ogden – central & older neighborhoods	Medium–high (long term)	Medium–high	Lower entry prices; urban amenities; potential for infill/redevelopment and rent growth; offset by crime, school perceptions and property condition risk.
Ogden – east bench & near Weber State	High	Medium	Scenic locations, limited supply, strong owner‑occupancy; appeal to professionals and faculty; older housing but strong long‑term demand.
West Haven / west Weber suburbs	High	Medium	Abundant new construction; family demand; relative affordability; exposure to construction cycles and potential over‑building in specific segments.
Roy / Riverdale	Medium	Medium	Proximity to Hill AFB and I‑15; solid rental demand; aging stock and limited new land temper appreciation relative to newer west‑side areas.
Layton	High	Medium	Large, diversified economy; Hill AFB adjacency; strong retail and multifamily nodes; solid schools; some price ceiling risk if interest rates remain high.
Clearfield	Medium–high	Medium	Base‑driven rental and ownership demand; redevelopment of older corridors; moderate prices; sensitivity to federal defense budgets.
Syracuse / West Point (west Davis)	High	Medium	West Davis Corridor access; strong school reputation; family‑sized homes; supply ramp‑up could moderate short‑term price growth but long‑term fundamentals are strong.
Kaysville / Fruit Heights	High (stabilizing at premium)	Low–medium	Top‑tier schools, limited remaining land, high incomes; primarily a hold‑and‑appreciate, low‑turnover market; less attractive for high‑yield cash flow investors.
Farmington	High	Medium	Station Park mixed‑use, commuter rail, Lagoon tourism; strong retail and office base; high land values; resilient demand even in slower cycles.
Bountiful / North Salt Lake	Medium–high	Medium	Gateway to Salt Lake City; very limited new supply; older but desirable neighborhoods; price sensitivity for move‑up buyers at higher interest rates.
Brigham City & Box Elder small towns	Medium	Medium	Lower acquisition costs; some industrial job anchors; slower population growth and thinner buyer pool; suitable for yield‑focused investors with longer holds.
Morgan County	High (niche)	Medium	Scarce, high‑amenity inventory; mountain and river valley appeal; small, affluent buyer pool; limited liquidity and sensitivity to high‑end market cycles.
Multifamily near transit (Ogden, Layton, Farmington)	High (institutional interest)	Medium	Strong regional rent growth drivers; commuter and student demand; relatively low apartment stock per capita; construction and policy risk around new supply.

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