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City · 8,396 residents · Weber County, Utah

Plain City , Utah

In Plain City, a typical home is worth $579,600 and typical rent is $2,190 a month. Compared with all of Weber County, typical rent is 59% higher, typical household income is 48% higher, and the share of households that own their home is 22 points higher.

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  • Typical home value

    $579,600

    36% above the county

    18% above Utah

    • Plain City
    • Weber
    • Utah

  • Typical rent

    $2,190a month

    59% above the county

    46% above Utah

    • Plain City
    • Weber
    • Utah

  • Typical household income

    $132,766a year

    48% above the county

    40% above Utah

    • Plain City
    • Weber
    • Utah

  • Households that own their home

    96%

    22 points above the county

    26 points above Utah

    • Plain City
    • Weber
    • Utah

Source: U.S. Census Bureau, Average 2020–2024

Plain City is in Weber County. The FHA loan limit ($744,050 for a one-unit home), the fair market rents and the help on this page are those of all of Weber County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Plain City apart

What this place has that others do not, from public data, most unusual first.

  1. Plain City has the 2nd highest homeownership rate of the 97 cities in Utah with more than 5,000 people (96%).

  2. Nearby, in Farr West, the typical rent is $779: 64% less than in Plain City ($2,190).

  3. The typical rent in Plain City is $2,190 a month, 59% more than in Weber County as a whole ($1,379).

  4. The typical household income in Plain City is $132,766, 48% more than in Weber County as a whole ($90,005).

  5. Nearby, in Harrisville, the typical home value is $397,600: 31% less than in Plain City ($579,600).

  6. The typical home in Plain City is worth $579,600, 36% more than in Weber County as a whole ($426,700).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Plain City

What homes there are in Plain City, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Plain City: 99% of homes, more than in Weber County (70%).

Year built

Homes in Plain City are newer: the typical year built is 2003; in Weber County, 1984.

In Plain City, 91% of homes have 3 bedrooms or more, more than in Weber County (73%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,166 a month

Weber County: $1,848 a month

Without a mortgage

$558 a month

Weber County: $561 a month

Owners with a mortgage

73%

Weber County: 71%

The typical cost for an owner with a mortgage in Plain City is $2,166 a month, more than in Weber County ($1,848); without one, $558.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Plain City rose at about the same pace as in Weber County: 92% against 93%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasurePlain CityWeber CountyUtahUnited States
Rental vacancy Unreliable estimate4.9%5.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.6%0.9%
More than one person per room Unreliable estimate2.6%3.1%3.4%
People per household 3.262.832.972.53
Drive alone 80%72%67%69%
Carpool Unreliable estimate9%10%9%
Public transit Unreliable estimate1%2%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 14%15%18%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutesUnreliable estimate20 to 29 minutes

Households in Plain City are bigger: 3.26 people on average; in Weber County, 2.83.

In Plain City, 80% of workers drive alone to work; in Weber County, 72%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Plain City?

A typical home costs more than the typical income allows

We start with a typical home in Plain City, worth $579,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Plain City, which is $132,766 a year. For that payment to be 28% of income, a household would need to earn about $197,534 a year.

The calculator's FHA and conventional loan limits are those of all of Weber County.

Your numbers

Local data
$

Starts at the typical home value in Plain City. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $20,286 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,609

at 7.18% · 30 years

Loan amount
$569,102
Total interest
$818,804
Paid off in
November 2056

Includes $9,788 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,098 a month

  • Tight

    $3,098 to $3,983 a month

  • Hard

    more than $3,983 a month

    Your payment · 42%

Compared with the typical household income in Plain City ($132,766 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,609
Principal & interest$3,855
Property tax$256
Home insurance$242
FHA mortgage insurance (MIP)$256

You need at least $20,286 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Plain City and Weber County

Plain City is in Weber County, Utah. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Plain City's own numbers

Typical home value
$579,600
Typical monthly rent
$2,190
Typical yearly household income
$132,766
Households that own their home
96%
Effective property tax rate
0.53%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Weber County

FHA limit, one-unit home
$744,050
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,591
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
1.2%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Weber County.

Everything about Weber County

Buying

Buying a home in Plain City

A typical home in Plain City is worth $579,600: 36% above the county and 18% above Utah. With the typical household income in Plain City ($132,766 a year), a typical home costs 4.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Plain City 4.4 years
  • Weber 4.7 years
  • Utah 5.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Weber County

According to FHFA’s house price index, home prices in Weber County rose 139% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Weber County.

Period County Utah U.S.
Last year (2025) +3.1% +2.4% +2.9%
5 years (2020–2025) +55% +53% +47%
10 years (2015–2025) +139% +121% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Plain City next to Weber County, Utah and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Plain City $579,600
  • Weber $426,700
  • Utah $489,400
  • United States $332,700
Typical monthly rent
  • Plain City $2,190
  • Weber $1,379
  • Utah $1,496
  • United States $1,413
Typical yearly household income
  • Plain City $132,766
  • Weber $90,005
  • Utah $95,166
  • United States $80,734
See the full table
Plain City next to Weber County and Utah
Measure Plain City Weber County Utah U.S.
Typical home value $579,600 $426,700 $489,400 $332,700
Typical monthly rent $2,190 $1,379 $1,496 $1,413
Typical yearly household income $132,766 $90,005 $95,166 $80,734
Households that own their home 96% 74% 70% 65%
Typical yearly property tax $3,048 $2,557 $2,525 $3,119
Effective property tax rate 0.53% 0.6% 0.52% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Weber County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Plain City

For a typical $579,600 home in Plain City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Plain City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,609a month

    Least cash to close
    Down payment
    $20,286
    Cash to close
    $37,674
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $256

  • Conventional, 5% down $4,503a month

    Down payment
    $28,980
    Cash to close
    $46,368
    Rate
    7.18%
    Mortgage insurance
    PMI · $275

  • Conventional, 20% down, no PMI $3,639a month

    Down payment
    $115,920
    Cash to close
    $133,308
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,174a month

    Down payment
    $86,940
    Cash to close
    $104,328
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Plain City and for Weber County.

Property tax

Effective rate in Plain City

0.53%of the home’s value each year

$3,048 a year for the typical owner in Plain City.

  • Plain City 0.53%
  • Weber 0.6%
  • Utah 0.52%

What Utah publishes Primary residential exemption (45 percent of value) (Utah State Legislature (Utah Code))

Exemptions and deadlines in Utah

Flood risk in Weber County

FEMA does not publish these numbers by city: they are for all of Weber County.

Homes in the high-risk zone
1.2%
1,041
Of those, with NFIP insurance
8.4%
County Utah U.S.
Homes in the high-risk zone 1.2% 0.8% 3.5%
Of those, with NFIP insurance 8.4% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Plain City

Typical rent in Plain City is $2,190 a month: 59% above the county.

HUD publishes a fair market rent for all of Weber County, by unit size. To pay the 2-bedroom one ($1,591 a month) without spending more than 30% of your income, you would need to earn $30.60 an hour working full time.

HUD fair market rent for all of Weber County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,184 $22.77 $47,360
1 bedroom $1,251 $24.06 $50,040
2 bedrooms $1,591 $30.60 $63,640
3 bedrooms $2,132 $41.00 $85,280
4 bedrooms $2,550 $49.04 $102,000

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Plain City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Plain City is in ZIP code 84404.

For 2 bedrooms it is $1,460: $131 less than the fair market rent for Weber County ($1,591).

  • 84404 $1,460$1,950

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Plain City when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Plain City

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Weber County; none says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Plain City

No down payment, repair or rent-help program on our list is for Plain City or Weber County. The ones below are statewide in Utah: they work in Plain City the same as in the rest of the state.

Which programs do I qualify for? All programs in Utah

  • Utah Housing Down Payment Assistance Second Mortgage

    Statewide in Utah

    Utah state agency second mortgage for the down payment or closing costs alongside its first mortgage: up to 6% of the loan with monthly payments, or up to 3.5% at 3.5% with deferred interest and no payments; capped at $27,500. Offered by Utah Housing Corporation (UHC).

    RepayableDeferred

    See the program Official page

  • First-time Homebuyer Assistance Program

    Statewide in Utah

    Utah state loan, run by Utah Housing, of up to $20,000 with no interest or monthly payments for the down payment, closing costs or a lower rate; only for first-time buyers of a newly built home with a Utah Housing mortgage. Offered by Utah Housing Corporation (UHC).

    Deferred

    See the program Official page

Housing counselors near Plain City

The HUD-approved agencies closest to the center of Plain City, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Utah State University-Weber County Extension

    1181 North Fairgrounds Drive, Ogden · 5 miles away

    • Homebuyer education workshops
    801-399-8200-8013

  • Utah State University - Family Life Center - HFC

    6435 Old Main Hill, Logan · 34 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (435) 797-7224

  • Community Development Corporation of Utah

    501 E 1700 S, Salt Lake City · 41 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    801-994-7222x200

Every agency in Weber County All counseling agencies in Utah

Help in Spanish near Plain City

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Plain City

In HUD’s record, no housing authority with an office in Weber County is named for Plain City or Weber County.

2 other authorities have an office in Weber County: see the list Source: HUD

Cities

Other cities in Weber County

These cities are also in Weber County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Weber County Housing in Utah

Nearby cities

The cities closest to Plain City, with the typical home value.

Neighboring counties

If Weber County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Plain City.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Plain City

Short answers with the numbers for Plain City and all of Weber County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Plain City?

The typical home value in Plain City is $579,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Weber County it is $426,700.

How much does it cost to rent in Plain City?

Typical rent in Plain City is $2,190 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Weber County is $1,591.

What is the FHA loan limit in Plain City?

Plain City uses the FHA limit for all of Weber County (2026): $744,050 for a one-unit home and $1,430,900 for a four-unit home.

How much property tax do owners pay in Plain City?

The typical homeowner in Plain City pays $3,048 a year, according to the U.S. Census Bureau. That is 0.53% of the home’s value; in Weber County, the rate is 0.6%.

Where can I find free help to buy or rent in Plain City?

There is 1 HUD-approved counseling agency with an office in Weber County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).