Español

Este sitio también está en español. Leer en español

City · 138,437 residents · Salt Lake County, Utah

West Valley City , Utah

In West Valley City, a typical home is worth $419,100 and typical rent is $1,504 a month. Compared with all of Salt Lake County, the typical home value is 20% lower, typical rent is 6% lower, and the share of households that own their home is 6 points higher.

WhatsApp

  • Typical home value

    $419,100

    20% below the county

    14% below Utah

    • West Valley City
    • Salt Lake
    • Utah

  • Typical rent

    $1,504a month

    6% below the county

    About the same as Utah

    • West Valley City
    • Salt Lake
    • Utah

  • Typical household income

    $92,209a year

    5% below the county

    3% below Utah

    • West Valley City
    • Salt Lake
    • Utah

  • Households that own their home

    72%

    6 points above the county

    2 points above Utah

    • West Valley City
    • Salt Lake
    • Utah

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

Market now, with Zillow data

Zillow data
Typical home value
$464,609
about the same as 12 months ago
Typical rent
$1,625 a month
about the same as 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

West Valley City is in Salt Lake County. The FHA loan limit ($637,100 for a one-unit home), the fair market rents and the help on this page are those of all of Salt Lake County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets West Valley City apart

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

  1. The typical home in West Valley City is worth $419,100, 20% less than in Salt Lake County as a whole ($525,700).

  2. 72% of households in West Valley City own their home, against 66% in Salt Lake County.

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

The homes here

Housing in West Valley City

What homes there are in West Valley 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 West Valley City: 66% of homes, more than in Salt Lake County (60%).

There are more mobile homes here than in Salt Lake County: 7% of homes, against 2%.

Year built

The typical year built in West Valley City is 1985, about the same as in Salt Lake County (1986).

Homes in West Valley City are bigger: 74% have 3 bedrooms or more; in Salt Lake County, 65%.

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

By price, most homes in West Valley City sit under the FHA limit for Salt Lake County ($637,100): about 88%.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for Salt Lake County is $1,615: about 57% of rents in West Valley City are below it.

With a mortgage

$1,858 a month

Salt Lake County: $2,124 a month

Without a mortgage

$557 a month

Salt Lake County: $609 a month

Owners with a mortgage

71%

Salt Lake County: 70%

The typical cost for an owner with a mortgage in West Valley City is $1,858 a month, less than in Salt Lake County ($2,124); without one, $557.

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

Since 2015–2019, homes in West Valley City gained value faster than in Salt Lake County: 91% against 72%.

The typical rent in West Valley City rose 34% over the same time; in Salt Lake County, it rose 42%.

To compare: typical income in West Valley City rose 39%; the home, +91%; the rent, +34%.

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

MeasureWest Valley CitySalt Lake CountyUtahUnited States
Rental vacancy 4.8%5.5%5.5%5.5%
Homeowner vacancy Unreliable estimate0.6%0.6%0.9%
More than one person per room 7.1%3.0%3.1%3.4%
People per household 3.492.772.972.53
Drive alone 70%65%67%69%
Carpool 15%10%10%9%
Public transit 2%2%2%3%
Walk or bike 1%2%3%3%
Work from home 12%20%18%15%
Other means 1%1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutesUnreliable estimate20 to 29 minutes

Open rentals in West Valley City look like those in Salt Lake County: the rental vacancy rate is 4.8%.

More than one person per room: that is how 7.1% of households in West Valley City live, more than in Salt Lake County (3.0%).

On average, a household in West Valley City has 3.49 people, more than in Salt Lake County (2.77).

Carpooling is common in West Valley City: 15% of workers get to work that way, against 10% in Salt Lake County.

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 West Valley City?

A typical home costs more than the typical income allows

We start with a typical home in West Valley City, worth $419,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 44% of the typical household income in West Valley City, which is $92,209 a year. For that payment to be 28% of income, a household would need to earn about $143,732 a year.

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

Your numbers

Local data
$

Starts at the typical home value in West Valley 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 $14,669 (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

$3,354

at 7.18% · 30 years

Loan amount
$411,509
Total interest
$592,064
Paid off in
November 2056

Includes $7,078 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,152 a month

  • Tight

    $2,152 to $2,766 a month

  • Hard

    more than $2,766 a month

    Your payment · 44%

Compared with the typical household income in West Valley City ($92,209 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,354
Principal & interest$2,788
Property tax$206
Home insurance$175
FHA mortgage insurance (MIP)$185

You need at least $14,669 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

West Valley City and Salt Lake County

West Valley City is in Salt Lake 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).

West Valley City's own numbers

Typical home value
$419,100
Typical monthly rent
$1,504
Typical yearly household income
$92,209
Households that own their home
72%
Effective property tax rate
0.59%

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

Numbers for all of Salt Lake County

FHA limit, one-unit home
$637,100
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,615
Price change over 5 years (FHFA)
+51%
Homes in a high flood-risk zone
0.6%

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 Salt Lake County.

Everything about Salt Lake County

Buying

Buying a home in West Valley City

A typical home in West Valley City is worth $419,100: 20% below the county and 14% below Utah. With the typical household income in West Valley City ($92,209 a year), a typical home costs 4.5 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.

  • West Valley City 4.5 years
  • Salt Lake 5.4 years
  • Utah 5.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Salt Lake County

According to FHFA’s house price index, home prices in Salt Lake County rose 120% in the 10 years through 2025.

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

Period County Utah U.S.
Last year (2025) +2.6% +2.4% +2.9%
5 years (2020–2025) +51% +53% +47%
10 years (2015–2025) +120% +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

West Valley City next to Salt Lake 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
  • West Valley City $419,100
  • Salt Lake $525,700
  • Utah $489,400
  • United States $332,700
Typical monthly rent
  • West Valley City $1,504
  • Salt Lake $1,592
  • Utah $1,496
  • United States $1,413
Typical yearly household income
  • West Valley City $92,209
  • Salt Lake $97,494
  • Utah $95,166
  • United States $80,734
See the full table
West Valley City next to Salt Lake County and Utah
Measure West Valley City Salt Lake County Utah U.S.
Typical home value $419,100 $525,700 $489,400 $332,700
Typical monthly rent $1,504 $1,592 $1,496 $1,413
Typical yearly household income $92,209 $97,494 $95,166 $80,734
Households that own their home 72% 66% 70% 65%
Typical yearly property tax $2,482 $2,836 $2,525 $3,119
Effective property tax rate 0.59% 0.54% 0.52% 0.94%
Renters with high rent for their income 49% 49% 47% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Salt Lake 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 West Valley City

For a typical $419,100 home in West Valley City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, West Valley City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,354a month

    Least cash to close
    Down payment
    $14,669
    Cash to close
    $27,242
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $185

  • Conventional, 5% down $3,277a month

    Down payment
    $20,955
    Cash to close
    $33,528
    Rate
    7.18%
    Mortgage insurance
    PMI · $199

  • Conventional, 20% down, no PMI $2,652a month

    Down payment
    $83,820
    Cash to close
    $96,393
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,039a month

    Down payment
    $62,865
    Cash to close
    $75,438
    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 West Valley City and for Salt Lake County.

Property tax

Effective rate in West Valley City

0.59%of the home’s value each year

$2,482 a year for the typical owner in West Valley City.

  • West Valley City 0.59%
  • Salt Lake 0.54%
  • 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 Salt Lake County

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

Homes in the high-risk zone
0.6%
1,899
Of those, with NFIP insurance
16%
County Utah U.S.
Homes in the high-risk zone 0.6% 0.8% 3.5%
Of those, with NFIP insurance 16% 16% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in West Valley City

Typical rent in West Valley City is $1,504 a month: 6% below the county. In West Valley City, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Salt Lake County, by unit size. To pay the 2-bedroom one ($1,615 a month) without spending more than 30% of your income, you would need to earn $31.06 an hour working full time.

HUD fair market rent for all of Salt Lake 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 $1,202 $23.12 $48,080
1 bedroom $1,349 $25.94 $53,960
2 bedrooms $1,615 $31.06 $64,600
3 bedrooms $2,143 $41.21 $85,720
4 bedrooms $2,439 $46.90 $97,560

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 West Valley City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). West Valley City has 4 ZIP codes with their own.

For 2 bedrooms it runs from $1,580 in 84119 to $1,970 in 84128.

2 of the 4 are above the fair market rent for Salt Lake County ($1,615).

  • 84118 $1,860$2,480
  • 84119 $1,580$2,100
  • 84120 $1,580$2,100
  • 84128 $1,970$2,620

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for West Valley 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?

Low-income apartments

Low-income apartments in West Valley City

HUD lists 15 buildings with rents for lower incomes in West Valley City. These are the largest.

  • Tuscany Cove Apts. 3856 W 3500 S, West Valley City 84120 252 low-income homes · 1 bd: 126 · 2 bd: 126 · In service since 2004
  • Liberty Commons Apartments 2785 S Winsted Way, West Valley City 84120 209 homes, 104 low-income · Studio: 2 · 1 bd: 56 · 2 bd: 125 · 3 bd: 2 · In service since 2008
  • Victoria Woods Senior Apts. 3510 W 3650 S, West Valley City 84119 104 low-income homes · 1 bd: 88 · 2 bd: 16 · In service since 1997 · For older adults
  • Valley Fair Village 3060 W 3650 S, West Valley City 84119 100 low-income homes · Run by Housing Authority of the County of Salt Lake · Average payment: $326 a month · Average wait: 41 months (801) 284-4400
  • Harmony Gardens 3521 W 3100 S, West Valley City 84119 96 low-income homes · 1 bd: 72 · 2 bd: 24 · In service since 1996 · For older adults

See all 193 buildings in Salt Lake County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in West Valley 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 are 2 HUD-approved agencies with an office in Salt Lake County; 1 says it serves in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in West Valley City

No down payment, repair or rent-help program on our list is for West Valley City or Salt Lake County. The ones below are statewide in Utah: they work in West Valley 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 West Valley City

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

  • Utah State University-Salt Lake County Extension

    2001 South State Street, Salt Lake City · 7 miles away

    • Homebuyer education workshops
    (385) 468-4830

  • Community Development Corporation of Utah

    501 E 1700 S, Salt Lake City · 8 miles away · Spanish

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

  • Neighborworks Mountain Country Home Solutions

    1031 W Center St Ste 302, Orem · 31 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (801) 375-5820

Every agency in Salt Lake County All counseling agencies in Utah

Help in Spanish near West Valley 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 West Valley City

HUD’s record names them for West Valley City or Salt Lake County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • West Valley City Housing Authority Public housing (801) 963-3320
  • Housing Authority of the County of Salt Lake Public housing and Section 8 vouchers (801) 284-4400

One other authority has an office in Salt Lake County: see the list Source: HUD

Cities

Other cities in Salt Lake County

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

Everything about Salt Lake County Housing in Utah
See 6 more cities in Salt Lake County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

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

Neighboring counties

If Salt Lake 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 West Valley City.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about West Valley City

Short answers with the numbers for West Valley City and all of Salt Lake 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 West Valley City?

The typical home value in West Valley City is $419,100, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Salt Lake County it is $525,700.

How much does it cost to rent in West Valley City?

Typical rent in West Valley City is $1,504 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Salt Lake County is $1,615.

What is the FHA loan limit in West Valley City?

West Valley City uses the FHA limit for all of Salt Lake County (2026): $637,100 for a one-unit home and $1,225,200 for a four-unit home.

How much property tax do owners pay in West Valley City?

The typical homeowner in West Valley City pays $2,482 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Salt Lake County, the rate is 0.54%.

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

There are 2 HUD-approved counseling agencies with an office in Salt Lake County. 1 says it serves in Spanish. 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).