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Living in Bountiful Utah — Real Estate, Schools, Neighborhoods and Community Guide 2026
Randall Gorham · Utah Life Real Estate
Home/ Counties & Cities/ Davis County/ Bountiful
Northern Utah/ Davis County/ Bountiful, UT 84010
Davis County · City Guide

Bountiful
Utah

Davis County's original city. Closest to Salt Lake. Mueller Park trailhead at the back door.

Bountiful is the oldest and most established city in Davis County — 46,000 residents on the east bench above Great Salt Lake, 15 minutes from downtown Salt Lake City, Bountiful High School's IB programme, and a mix of 1950s character homes and premium new construction that makes it one of Northern Utah's most consistent equity-building markets.

~46,000Population
4,400 ftElevation
84010ZIP Code
Salt Lake City downtown: 15–22 minutes — closest Davis County city to the capital
Bountiful Market Snapshot · 2026
Median Sale Price~$490,000
Price Per Sq Ft~$215
Avg. Days on Market20–32 days
List-to-Sale Ratio97–101%
1-Year Appreciation+3.6%
Active Listings (avg.)40–65 homes
Absorption Rate~1.8 months
Market ConditionSeller's Market
SLC-Proximate · Established · Low DOM
About Bountiful

Davis County's Oldest City —
15 Minutes from Downtown SLC

Bountiful was settled in 1847 and carries the depth of character that only 175 years of continuous community building produces. It is Davis County's most southern city — its border meets North Salt Lake and ultimately Salt Lake County — which gives it the shortest commute to downtown Salt Lake City, the University of Utah, and the I-15/400 South employment corridor of any Davis County community. Buyers who want Davis County schools and culture at near-Salt-Lake-City commute distances consistently evaluate Bountiful first.

The east bench is Bountiful's defining physical feature — the Wasatch Range rises from the valley floor sharply enough that bench homes at 4,800–5,200 feet have unobstructed views across the entire Salt Lake Valley on clear days. The commute from upper bench Bountiful to downtown SLC runs 22–28 minutes — shorter than many Salt Lake County suburbs. Mueller Park Canyon begins at Bountiful's eastern edge, giving residents direct trail access to 30+ miles of canyon hiking without driving to a trailhead.

Bountiful High School's International Baccalaureate Diploma Programme is one of a handful in Northern Utah — the full IB curriculum creates a specific purchasing pattern where families with high school-age students seek addresses within the BHS attendance boundary and accept a price premium to secure that access. Use our free neighborhood matching quiz to see if Bountiful's profile fits your priorities before you start touring.

Bountiful vs. North Salt Lake: These neighboring cities are frequently compared. Bountiful carries a 12–18% median premium over NSL reflecting its IB programme, east bench trail access, and deeper community character. NSL delivers nearly identical SLC commute times at lower price points. The decision typically comes down to school preference — Bountiful High's IB versus Woods Cross High School. Use our neighborhood quiz to compare them side by side.

Official City of Bountiful resources — parks, recreation schedules, trail conditions, permit applications, and city services are managed through Bountiful City's official website.
Bountiful City Website ↗
Real Estate Overview

Price Ranges by
Bountiful Neighborhood Zone

Upper East Bench (4,800–5,200 ft)$600K–$900K+
Estate lots · valley panoramas · premium comps · limited supply
Mid-Bench / Mueller Park area$530K–$680K
1980s–2005 builds · canyon access · BHS attendance zone · mature trees
Central Bountiful (valley floor)$450K–$575K
1960s–1990s builds · established character · most active buyer volume
South Bountiful / NSL border$420K–$520K
Best SLC commute value · older stock · renovation upside · investor-grade
Bountiful Mortgage Calculator
Davis County tax rate + HOA scenarios built in
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Investment Analyzer
Cap rate and cash-on-cash for Bountiful properties
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Bountiful Buy-and-Hold Snapshot
+3.6%YoY Appreciation
<1.5%Vacancy Rate
3.6–4.2%Cap Rate Range
Bountiful Neighborhoods

Where to Buy in Bountiful —
Four Distinct Market Tiers

Bountiful's geography creates a natural price tiering from west to east — valley floor to mountain bench — unlike most Davis County cities where east-west pricing differences are less pronounced. The elevation gain from the I-15 corridor to the upper bench is nearly 800 feet across a horizontal distance of just over two miles, creating meaningfully different lifestyle and view profiles within the same ZIP code. Run our neighborhood matching quiz to identify which tier fits your commute, budget, and lifestyle priorities.

Upper East Bench
$600K–$900K+
The most sought-after real estate in Davis County's south corridor — upper bench addresses at 4,800–5,200 feet with clear-day views spanning from the Great Salt Lake to the Oquirrh Mountains on the west and the entire valley floor below. Lots of a third to full acre with mature landscaping. The supply of upper bench listings at any given time is typically under 10, creating the most competitive offer conditions in Bountiful. Days on market for upper bench homes runs 8–16 days — among the fastest in Northern Utah at this price tier. Comparable sales analysis here requires reaching back 6–9 months to build a sufficient comp set given limited transaction volume.
Premium viewsEstate lotsLow DOM
Mid-Bench / Mueller Park
$530K–$680K
The sweet spot for move-up buyers targeting Bountiful's best value for dollar — mid-bench neighborhoods built primarily 1980–2005 with quarter-acre lots, good Wasatch views, and the Mueller Park Canyon trailhead within a 5-minute walk for many addresses. The BHS attendance zone covers most mid-bench neighborhoods, making IB programme access a reliable assumption for this tier. The list-to-sale ratio here runs 99–102% in spring and fall, reflecting strong move-up buyer demand at the $530K–$680K level. Calculate your monthly payment at this price tier before touring.
Move-up buyersTrail accessIB zone
Central Bountiful
$450K–$575K
The highest-volume transaction zone in Bountiful — homes built 1955–1995 with the mature street trees, established landscaping, and neighborhood character that Bountiful is known for throughout Davis County. The central corridor around 400 North through Main Street delivers the most complete daily amenity access in the city. Price per square foot averages $205–$220 here, below the mid-bench tier, offering buyers significantly more square footage for equivalent spend. Equity builds reliably in central Bountiful — the $50,000–$80,000 appreciation trajectory for buyers who purchased in 2020–2021 confirms the market's long-term depth.
Highest volumeMature characterBest value/sqft
South Bountiful / NSL Border
$420K–$520K
The most SLC-proximate and value-accessible tier in Bountiful — homes in this south corridor deliver the city's best I-15 access and shortest drive times to downtown Salt Lake City, the University of Utah, and the Silicon Slopes corridor via the I-215 connection. The older housing stock (1950s–1975 predominant) offers renovation upside that central and mid-bench tiers cannot match. First-time buyers using FHA financing find the most viable entry price points in Bountiful's south corridor. See our Utah down payment assistance guide — several programs apply here.
Best SLC commuteFHA-activeRenovation upside
Market Data and Real Estate Terms

Bountiful's Market —
What the Numbers Mean for Buyers

Bountiful's absorption rate of 1.8 months sits squarely in seller's market territory — the threshold is 2 months, below which sellers hold negotiating leverage. In practical terms, this means well-priced Bountiful homes rarely sit long enough for buyers to make casual, below-ask offers without risking competing interest. The upper bench operates closer to 1.2 months absorption, creating near-instant competition for new listings in that tier.

The median sold price of $490K places Bountiful above the Davis County average of $465K — a consistent premium driven by SLC proximity, the IB programme effect, and the east bench lifestyle. Buyers comparing Bountiful to Farmington will find similar medians but different character — Farmington delivers newer construction and Station Park amenities; Bountiful delivers established trees, SLC proximity, and Mueller Park trail access. Both are served by Davis School District.

For investors, Bountiful's cap rate of 3.6–4.2% is lower than Roy or Clearfield, but the tenant quality, vacancy rate, and long-term appreciation rate justify the lower yield for buy-and-hold buyers with 7+ year horizons. Run the investment property analyzer to see how Bountiful compares against northern corridor markets on a full cash-on-cash basis.

Absorption Rate
~1.8 months
Below 2 months = seller's market. Upper bench: 1.2 months.
Days on Market
20–32 avg.
Upper bench: 8–16 days. South corridor: 25–38 days.
List-to-Sale Ratio
97–101%
Mid-bench spring: 100–103%. South corridor: 95–98%.
Appreciation Rate
+3.6% YoY
Consistent 5-year average. Upper bench historically +4.5%.
Price Per Sq Ft
~$215/sqft
Upper bench: $250–$310. South corridor: $185–$205.
Closing Costs
2–3% of price
~$9,800–$14,700 on $490K. See our closing cost guide.
Financing — Loan Types Active in Bountiful
Conventional
Up to $806,500
Most common. 20% down = no PMI. Primary vehicle for mid-bench and upper bench purchases.
FHA
Up to $524,225
3.5% down. South corridor entry-level. MIP required. DPA programs can help.
VA Loan
No limit
Zero down for veterans. Hill AFB 20 min. Active at all price tiers in Bountiful.
Jumbo
$806,500+
Upper east bench regularly exceeds conforming limit. Requires 10–20% down.
Schools — Davis School District
High School · Davis SD
Bountiful High School
Full IB Diploma Programme — one of Davis SD's two IB schools alongside Farmington High. Strong AP course catalog, competitive athletics in 6A classification, performing arts programs. ~2,200 students. The IB programme drives meaningful purchasing decisions from California and Nevada relocators.
Grades 9–12 · 6A
High School · Davis SD (north Bountiful)
Woods Cross High School
Serves the north Bountiful and West Bountiful attendance boundary. Strong CTE programs and competitive athletics. Verify your specific address assignment with Davis SD before purchase — the boundary cuts through Bountiful.
Grades 9–12 · 5A
Middle Schools · Davis SD
Bountiful and Mueller Park JH
Mueller Park Junior High and Bountiful Junior High serve the city's two middle school zones. Both offer pre-IB coursework that prepares students for the BHS IB pathway. Verify your address zone directly with Davis SD.
Grades 7–9
Higher Education Access
University of Utah — 18 min
Bountiful's SLC proximity makes University of Utah the most accessible major university from any Davis County city. TRAX Red Line from North Temple runs to campus. Westminster University and Salt Lake Community College also accessible.
University Access
Commute and Transportation

Getting From Bountiful
to Where You Need to Be

Bountiful's I-15 access is Davis County's best for southbound commuters — the on-ramps at 400 South and 500 South feed directly onto uncongested I-15 north of the Salt Lake County merge point, which most Davis County commuters must first navigate through. Use the Northern Utah commute calculator to compare Bountiful against other Davis County cities for your specific employer destination.

The Woods Cross FrontRunner station — one mile south of the Bountiful/NSL border — gives south and central Bountiful residents car-free commuting to Salt Lake City (22 min) and Ogden (28 min). A connected bus route serves FrontRunner from several Bountiful neighborhoods.

Destination
Drive Time
Route / Notes
Salt Lake City (downtown)
15–22 min
I-15 S — Davis County shortest SLC drive
University of Utah
18–26 min
I-15 S / I-215 E
Salt Lake City (via FrontRunner)
22–28 min
Woods Cross Station → SLC Intermodal
Farmington / Station Park
18–25 min
I-15 N
Hill AFB Main Gate
22–30 min
I-15 N to Layton/Clearfield exits
Ogden (downtown)
35–45 min
I-15 N
Silicon Slopes (Lehi)
42–55 min
I-15 S to Lehi — peak hour variable
Local Highlights

What Makes Bountiful
Worth the Premium

Mueller Park Canyon is Bountiful's defining outdoor asset — the canyon trailhead at the top of 1800 North opens to 30+ miles of Wasatch-Cache National Forest trails accessible year-round. The Mueller Park Trail leads 8 miles to Rudy's Flat at 8,300 feet. For east bench and mid-bench residents, this is a 5-minute drive or walk — a genuine everyday outdoor resource rather than a weekend destination.

Bountiful's commercial core along 400 South and Main Street delivers a full range of daily services without the retail-park character of Layton or Clearfield. The Bountiful Davis Art Center anchors a modest but genuine arts community, and the Bountiful City Recreation Center provides comprehensive indoor recreation. The Bountiful Utah Temple is one of the city's most visible landmarks and reflects the strong LDS community character that defines the city's social fabric.

Mueller Park Canyon Trail — 8 mi Bonneville Shoreline Trail access Bountiful City Recreation Center Bountiful Davis Art Center FrontRunner — Woods Cross Station Bountiful City Park complex Bountiful Utah Temple 15 min to downtown SLC dining
Buyer Questions

Frequently Asked Questions
About Buying in Bountiful

How do I verify which high school my specific address is assigned to?
Davis School District maintains an online address lookup tool on their website. The boundary between Bountiful High School and Woods Cross High School runs through central Bountiful — you cannot assume zone assignment based on neighborhood alone. Verify before making an offer if IB programme access is a priority. The boundary line has shifted in recent redistricting cycles, so any information from prior to 2022 should be re-confirmed with the district directly.
What are the property tax rates in Bountiful?
Bountiful addresses fall under Davis County's effective property tax rate of approximately 0.56% of assessed value — among the lowest rates on the Wasatch Front. On a $490,000 home, this equals roughly $2,745/year. These taxes are typically paid in two installments annually and are prorated at closing. Use our mortgage calculator to include property taxes in your total PITI (principal, interest, taxes, insurance) monthly payment estimate.
Is there new construction available in Bountiful?
Bountiful is a built-out city with very limited raw land available for new development. The occasional new home in Bountiful is almost always an infill project — a tear-down-and-rebuild on an existing lot, or a subdivision carved from a large parcel. Buyers specifically seeking new construction in Davis County's south corridor are more likely to find inventory in Farmington or Centerville. Bountiful's limited new supply is part of what sustains its median price above the Davis County average.
What is earnest money and how much should I offer in Bountiful?
Earnest money — also called a good faith deposit — accompanies your purchase offer and demonstrates serious intent to the seller. In Utah, it is applied toward your down payment at closing and is refundable during the due diligence period if you cancel for a covered reason. In Bountiful's competitive mid-bench and upper bench markets, offering 1.5–2.5% of the purchase price ($7,350–$12,250 on a $490K home) signals stronger commitment than the minimum 1%. See our closing cost guide for the full picture of what you pay at closing.
Are there down payment assistance programs available in Bountiful?
Several Utah Housing Corporation programs apply in Bountiful. The FirstHome program offers below-market rates and down payment help for first-time buyers meeting income limits. The Score loan assists buyers with lower credit scores. The HomeAgain loan assists repeat buyers. Davis County's income levels mean most Bountiful buyers fall within the program income caps for the south corridor price range. Read our complete Utah down payment assistance guide for current limits and program details.
How does Bountiful compare to Farmington as a long-term investment?
Both cities have produced comparable 5-year appreciation, but through different mechanisms. Farmington's gains are driven by new construction demand and Station Park development. Bountiful's appreciation is driven by land scarcity, SLC proximity, and the IB programme premium. Farmington has more transaction volume and more comparable sales data, making pricing analysis more reliable. Bountiful has more character and tighter upper-tier supply. Use the investment property analyzer to compare both side by side.
Explore Davis County

Also in Davis County

Compare Bountiful against every other Davis County city — or return to the full Davis County guide for side-by-side data on all 15 cities.

Farmington Layton Clearfield Centerville Kaysville Syracuse Clinton North Salt Lake Fruit Heights Woods Cross West Bountiful West Point South Weber Sunset
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Randall Gorham · Bountiful Utah Specialist

Ready to Buy in
Bountiful?

Davis County's closest city to Salt Lake, the IB programme, Mueller Park Canyon at the back door. I know every street on every bench. Call me for current listings and a market analysis.

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