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Living in Sunset Utah — Real Estate, Schools, Neighborhoods 2026
Randall Gorham · Utah Life Real Estate
Home/ Counties & Cities/ Davis County/ Sunset
Northern Utah/ Davis County/ Sunset, UT 84015
Davis County · City Guide

Sunset
Utah

Davis County's most affordable city — entry price, investment upside, and Hill AFB three miles from your door.

Sunset is the most affordable city in Davis County — 6,400 residents at the lowest median price in the county, Hill AFB 3–5 minutes north, the highest cap rates of any Davis County city, and an investor and first-time-buyer market that consistently outperforms on percentage appreciation from a low base. The city where the math works hardest.

~6,400Population
4,380 ftElevation
84015ZIP Code
Hill AFB: 3–5 minutes · Lowest median in Davis County · Highest cap rates
Sunset Market Snapshot · 2026
Median Sale Price~$375,000
Price Per Sq Ft~$180
Avg. Days on Market14–24 days
List-to-Sale Ratio97–101%
1-Year Appreciation+4.0%
Active Listings (avg.)12–25 homes
Absorption Rate~1.4 months
Market ConditionSeller's Market
Most Affordable · Highest Cap Rate · Fast DOM
About Sunset

Davis County — Sunset —
Davis County's most affordable city — entry price, inve

Sunset is the most affordable city in Davis County and the closest civilian community to Hill Air Force Base — a small city of 6,400 immediately south of the base's main gate where military and civilian communities have been intertwined since the base's World War II founding. The city's housing stock reflects this history: 1950s–1980s construction on modest lots at prices that produce Davis County's highest investment yields, consistently below the county median by $80,000–$100,000. For first-time buyers and investors who want the strongest financial return per dollar deployed in Davis County, Sunset presents the most compelling case.

The appreciation rate of +4.0% is the second highest in Davis County despite — or because of — the low price base. Low-base markets often lead in percentage appreciation as value recognition catches up to intrinsic fundamentals. Sunset's fundamentals are solid: Hill AFB employment base within walking distance for some addresses, Clearfield's FrontRunner station 3 minutes south, and Davis School District access throughout. The city is small enough that community relationships are genuine and the neighborhood-level investment of long-term owners who care about their surroundings is visible on most residential streets. Our Hill AFB PCS tool models the buy vs. rent and buy vs. base housing calculations at Sunset's price points.

For first-time buyers, Sunset represents the most accessible FHA and VA entry point in Davis County that still provides genuine Davis SD school access and Hill AFB proximity. A buyer using an FHA loan at 3.5% down on a $375,000 Sunset home needs approximately $13,125 down plus closing costs — well below the $20,000–$25,000 required for equivalent financing at Farmington or Bountiful medians. Our down payment assistance guide details programs that can reduce the cash requirement even further for qualifying Sunset buyers.

Sunset City Official Website — City of Sunset — parks, recreation, city services, community programs, and municipal information for residents and prospective buyers.
Official Website ↗
Real Estate Overview

Price Ranges by
Sunset Neighborhood Zone

North Sunset / AFB adjacent$355K–$430K
Closest to Hill AFB · highest VA and investor concentration · 1950s–1975 builds
Central Sunset$370K–$440K
Most active zone · 1965–1990 stock · best comp data · first-time buyer primary
South Sunset / Clearfield border$365K–$435K
Clearfield High zone · FrontRunner proximity · mixed vintage
Sunset Mortgage Calculator
Davis County tax rates built in
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Investment Analyzer
Cap rate and cash-on-cash returns
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Sunset Buy-and-Hold Snapshot
+4.0%YoY Appreciation
<2%Vacancy Rate
5.0–6.0%Cap Rate Range
Sunset Neighborhoods

Where to Buy in Sunset —
Four Distinct Market Zones

Use our neighborhood matching quiz to see which zone aligns with your commute, budget, and lifestyle priorities before you start touring.

North Sunset / AFB Adjacent
$355K–$430K
The most investment-active zone in all of Davis County — north Sunset properties sit within 0.5–1.5 miles of Hill AFB's southern perimeter, creating the strongest military tenant demand and highest cap rates (5.0–6.0%) of any residential zone in the county. The housing stock is predominantly 1950s–1975 construction: ranch homes on standard lots with the maintenance profile typical of 50–70 year old buildings (original plumbing and electrical that may need updating, roof age requiring verification). For investors comfortable with older stock and standard ongoing maintenance, the return on invested capital in north Sunset is difficult to match anywhere on the Wasatch Front at this price tier.
Highest cap rates in countyAFB walking distanceInvestor primary zone
Central Sunset
$370K–$440K
The core of Sunset's residential market provides the city's most reliable comparable sales data and the best first-time buyer environment in Davis County. The list-to-sale ratio of 97–101% and the 14–20 day average days on market in central Sunset confirm active demand despite — and because of — the price accessibility. FHA and VA loans dominate this zone, with down payment assistance programs active for qualified buyers who meet income limits. The Clearfield Aquatic Center is 10 minutes south; the FrontRunner Clearfield station is 3 minutes away. Use our mortgage calculator to see monthly costs at $375K.
Best comp dataEntry Davis CountyFHA/VA dominant
South Sunset / Clearfield Border
$365K–$435K
The southern neighborhoods of Sunset transition seamlessly into Clearfield — the city boundary is unmarked and community character is identical across the line. The Clearfield High School attendance zone serves south Sunset residents. The FrontRunner station at Clearfield (3 minutes south) is the best transit access of any Sunset zone, making rail commuting to Salt Lake City (35 min) or Ogden (15 min) genuinely practical. Investors in this zone benefit from both Clearfield and Sunset price dynamics — comparable sales span both cities, providing a richer data set than north Sunset can offer.
FrontRunner 3 minClearfield adjacentRichest comp data
Market Data and Real Estate Terms

Sunset's Market —
What the Numbers Mean for Buyers

Sunset has the fastest-moving market in Davis County at the entry price tier — days on market of 14–24 days and absorption of 1.4 months confirm seller's market conditions that are sustained by first-time buyers using FHA and VA financing who have no practical alternative below $400K in Davis County. Well-priced Sunset properties under $390K regularly receive multiple offers within the first weekend. The list-to-sale ratio of 97–101% means buyers should not expect significant negotiating room in normal market conditions — come pre-approved, offer earnest money of 1.5–2%, and have your inspection contingency timeline in order.

The appreciation rate of +4.0% means a $375,000 Sunset purchase is producing $15,000 in median equity gains annually — dollar gains that are competitive with Farmington or Kaysville despite the dramatically lower purchase price. Percentage gains in low-base markets often run highest during appreciation cycles, and Sunset's 2019–2022 appreciation produced some of the largest percentage gains in Davis County. Use our investment analyzer to model equity trajectory at different hold durations.

For investors, Sunset's cap rates of 5.0–6.0% in the north AFB corridor are the highest in Davis County — and among the highest in all of Northern Utah at this quality tier. The combination of lowest purchase prices, highest yields, and fastest percentage appreciation creates a compelling total return profile for buy-and-hold buyers comfortable with the older housing stock's maintenance requirements. Military tenant rotation every 2–3 years creates predictable vacancy planning windows. The Hill AFB PCS tool helps investors understand the military rental cycle.

Median Sale Price
~$375,000
Current Sunset median. Compare Davis County avg $465K.
Days on Market
14–24 days
Avg. list-to-contract. Varies by zone and season.
Absorption Rate
~1.4 months
Months of supply. Under 2 = seller's market advantage.
List-to-Sale Ratio
97–101%
Sale price as % of list. Over 100% = sold above asking.
Appreciation Rate
+4.0%
Year-over-year median price change. Davis County avg +3.8%.
Price Per Sq Ft
~$180
Sunset average. Varies by zone, age, and condition.
Financing — Active Loan Types in Sunset
Conventional
Up to $806,500
Most common. 20% down = no PMI. Dominant for move-up buyers.
FHA
Up to $524,225
3.5% down. First-time buyers. DPA programs available.
VA Loan
No limit · Zero down
Veterans. Hill AFB proximity keeps VA active across Davis Co.
Jumbo
$806,500+
For premium properties above conforming limit. 10–20% down.
Education — Davis School District

Schools Serving
Sunset

Sunset is served entirely by the Davis School District. Always verify your specific address's school assignments directly with Davis SD before purchase.

High School · Davis SD
Clearfield High School
Sunset addresses are assigned to Clearfield High School — home of the Clearfield Falcons, a 6A Davis SD school with strong JROTC programming that reflects the military community's deep roots. Comprehensive AP course catalog, competitive athletics, and CTE programs aligned to the Freeport Center and Hill AFB employment sectors. The JROTC program at Clearfield High is one of the most active in Utah, drawing heavily from Sunset's military family population.
Grades 9–12 · 6A
Middle School · Davis SD
South Davis Junior High (verify by address)
Sunset middle school assignments feed into the south Davis and central Davis junior high schools depending on address. Central Davis Junior High and South Davis Junior High both serve portions of the Clearfield/Sunset corridor. Verify your specific address assignment with Davis SD directly — the boundary runs through the combined Sunset/Clearfield community.
Grades 7–9
Elementary Schools · Davis SD
Sunset Elementary and Adjacent Schools
Sunset Elementary serves the city's K–6 population alongside schools serving the overlapping Clearfield zone. Small class sizes reflecting Sunset's modest scale. Strong military family presence creates specific parent community dynamics and school programs oriented toward the needs of frequently relocating families. Verify your address zone with Davis SD.
Grades K–6
Career and Higher Education
Davis Technical College (12 min) · Weber State (28 min)
Davis Technical College in Kaysville is 12 minutes east — a practical career certification resource for Sunset residents. Weber State University in Ogden is approximately 28 minutes north. FrontRunner at Clearfield Station (3 minutes south) provides car-free rail to SLC (35 min) and Ogden (15 min) for Sunset residents seeking higher education access without driving.
Post-Secondary
Commute and Transportation

Getting From Sunset
to Where You Need to Be

Use our Northern Utah commute calculator to compare Sunset against other Davis County cities for your specific employer destination — including peak-hour drive times and FrontRunner estimates.

Destination
Drive Time
Route / Notes
Hill AFB Main Gate
3–6 min
Literally adjacent — shortest Hill AFB commute in Davis County
Clearfield / FrontRunner Station
3–5 min
South on local roads
Layton commercial corridor
8–14 min
I-15 N or US-89
Freeport Center (Clearfield)
6–10 min
South on US-89
Ogden (downtown)
24–30 min
I-15 N or FrontRunner (15 min by rail)
Farmington / Station Park
20–28 min
I-15 S
Salt Lake City (downtown)
36–46 min
I-15 S or FrontRunner Clearfield (35 min by rail)
Local Highlights

What Sunset
Offers Day-to-Day

Sunset's Hill AFB adjacency is the city's most defining practical asset — the base's main gate is less than 3 miles from central Sunset addresses, meaning the drive to work for the 28,000-plus base employees and contractors who live in Sunset is among the shortest of any Davis County community. The Hill Aerospace Museum on the base perimeter (free admission for civilians) is accessible from Sunset in under 10 minutes and holds one of the Mountain West's finest military aviation collections. FrontRunner at Clearfield Station, 3 minutes south, provides Davis County's best north-south rail connectivity without requiring I-15.

The Clearfield Aquatic Center — one of Northern Utah's largest public aquatic complexes — is 10 minutes south in Clearfield and serves as a shared community facility for Sunset residents. Layton Hills Mall and the full Layton commercial corridor are 8–14 minutes north via US-89 or I-15. Veterans Memorial Park in Clearfield honors the military community that defines the north Davis County character. For outdoor recreation, the Wasatch Range is accessible in 45–55 minutes east; Antelope Island State Park is 25–30 minutes west via the Syracuse causeway.

Hill AFB — 3 min (closest in Davis County)FrontRunner Clearfield — 3 minHill Aerospace Museum — 8 minClearfield Aquatic Center — 10 minLayton Hills Mall — 10 minVeterans Memorial ParkDavis Technical College — 12 minHighest cap rates in Davis County
Buyer Questions

Frequently Asked Questions
About Buying in Sunset

Why are Sunset home prices so much lower than the rest of Davis County?
Three factors combine: Sunset's 1950s–1980s housing stock is older than most Davis County inventory and requires proportionally more maintenance investment; the city's small size limits commercial and amenity development that drives premiums in larger cities; and the immediate Hill AFB adjacency, while positive for commute, also creates noise and operational impact from aircraft that discounts surrounding residential values modestly. None of these factors undermine the underlying value proposition — they simply explain the discount. For buyers who are comfortable with older stock maintenance and value the AFB proximity over commercial walkability, Sunset's pricing represents genuine opportunity.
What maintenance issues are common in Sunset's older housing stock?
Sunset's predominant 1955–1980 housing stock commonly presents: galvanized steel plumbing that may show scale buildup or reduced flow; original electrical panels (60–100 amp) that should be upgraded for modern household loads; roof systems 20–30 years old that may be within 5–10 years of replacement; and single-pane or early double-pane windows with poor energy efficiency. The standard inspection contingency in your Utah REPC allows 10–14 days to discover these issues before commitment. A sewer scope (beyond the standard inspection) is recommended on pre-1980 Sunset properties to assess drain line condition. Budget $15,000–$35,000 for deferred maintenance discovery on most older Sunset purchases — factor this into your offer price analysis.
How does Sunset compare to Clearfield for first-time buyers?
Clearfield and Sunset are neighbors with similar profiles — both Hill AFB adjacent, both served by Davis SD/Clearfield High, both entry-price Davis County markets. Sunset's $375K median is $40K below Clearfield's $415K, reflecting slightly older and smaller average housing stock. Clearfield has the Aquatic Center, more commercial development, and a slightly larger residential selection. Sunset has the very shortest AFB commute and the county's highest cap rates. For first-time buyers, the $40K price difference is significant — lower down payment, lower monthly payment, lower property taxes. Run both markets in our mortgage calculator side by side.
What are the investment returns on Sunset properties?
Cap rates of 5.0–6.0% in north Sunset's AFB corridor are the highest residential investment returns in Davis County. On a $385,000 north Sunset investment property, a 5.5% cap rate implies net operating income of approximately $21,175/year after expenses — or roughly $1,765/month net after vacancy, maintenance, management, taxes, and insurance, before debt service. With a 25% down payment and current conventional investor financing, the cash-on-cash return on a well-purchased north Sunset property runs 6–9% — competitive with most real estate investment markets in Utah. Use the investment analyzer for property-specific modeling.
Are there down payment assistance programs for Sunset?
Yes — Utah Housing Corporation programs are well-suited to Sunset's price tier. The FirstHome program for first-time buyers provides below-market interest rates and down payment assistance (typically 3.5–6% of purchase price as a second loan). Income limits for these programs accommodate most Sunset-area household incomes. VA financing is the single most powerful tool for eligible military buyers — zero down payment on a $375,000 Sunset purchase. FHA at 3.5% down requires approximately $13,125 — the lowest cash-to-close amount available on any Davis County home. See our down payment assistance guide for full program details.
What are the aircraft noise levels in Sunset given the AFB proximity?
Hill AFB is a major tactical air force installation with F-35 fighter operations as of 2026. Aircraft noise is real and audible throughout Sunset, particularly during training periods when sortie rates are high, and during the summer open-house period when airshow operations create peak noise events. The noise contours for Hill AFB extend throughout Sunset, and properties in north Sunset closest to the active runway end are most impacted. Utah's real property disclosure requirements include noise disclosure for properties within Hill AFB's accident potential zones and noise contour areas. Buyers should request the disclosure, review the specific parcel's location within the noise contour map, and conduct a visit during base operations hours before making a final decision.
Explore Davis County

Also in Davis County

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

FarmingtonLaytonBountifulClearfieldCentervilleKaysvilleSyracuseClintonNorth Salt LakeFruit HeightsWoods CrossWest BountifulWest PointSouth Weber
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Commute
Commute Calculator
Peak-hour estimates from Sunset to every major Northern Utah employer. Compare against other Davis County cities.
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Military
Hill AFB PCS Tool
BAH by rank, VA loan vs rent comparison, and buy-versus-base-housing analysis for Sunset.
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Utah DPA Programs Closing Cost Guide Neighborhood Quiz Investment Analyzer CA vs Utah Cost
Randall Gorham · Sunset Utah Specialist

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