Living in Roy Utah — Real Estate, Schools, Neighborhoods 2026

Weber County · City Guide

Roy
Utah

Hill AFB's north neighbor — Weber County prices with Davis County employment proximity.

Roy sits at the geographic crossroads of Weber and Davis Counties — Hill Air Force Base's north boundary edges Roy's south side, delivering AFB employment proximity at prices 10–15% below Davis County's equivalent communities. Weber County's second-largest city is the practical answer for military and base-support workers who don't need the Davis SD premium.

~38,000Population

4,350 ftElevation

84067ZIP Code

Hill AFB North Gate: 5–10 minutes · Davis County line 2 miles south

Roy Market Snapshot · 2026

Median Sale Price~$385,000

Price Per Sq Ft~$185

Avg. Days on Market16–28 days

List-to-Sale Ratio97–101%

1-Year Appreciation+3.8%

Active Listings (avg.)35–60 homes

Absorption Rate~1.7 months

Market ConditionSeller's Market

AFB-Adjacent · Weber Value · Growing

About Roy

Weber County — Roy
Hill AFB's north neighbor — Weber County prices with

Roy is Weber County's second-largest city and its most AFB-connected community — Hill Air Force Base's north gate and the primary contractor support facilities on the base's north side are accessible from Roy in 5–10 minutes, giving Roy essentially the same Hill AFB commute advantage as Davis County's Clearfield and Sunset at $30,000–$40,000 lower median prices. For military and defense-contractor workers who don't have a specific requirement for Davis School District, Roy delivers the same employment proximity at meaningfully lower cost.

The city's residential character is established and suburban — 38,000 residents in a built-out grid of neighborhoods spanning the 1960s through 2000s construction vintages, with commercial activity concentrated along 5600 South and 2000 West. Roy's commercial corridor has grown with the population, and the city's position on the Weber/Davis county border means Layton's commercial infrastructure (Layton Hills Mall, Target corridor) is accessible in 12–16 minutes south. Use our Hill AFB PCS calculator to model Roy versus Davis County AFB communities.

Weber School District serves Roy — Roy High School is the primary high school assignment for most addresses. Weber SD performs at a generally higher level than Ogden City SD and is competitive with Davis SD in many measures, though Davis SD's IB programs and overall per-pupil resources give it an edge on comparable metrics. For families for whom school district matters, Roy is a reasonable Weber SD option at an AFB-proximity price point that undercuts all Davis County equivalents. The neighborhood quiz helps compare Roy against its Davis County counterparts.

Roy City Official Website — City of Roy — parks, recreation, city services, community events, and municipal information for Weber County's second-largest city.

Visit Site ↗

Real Estate Overview

Price Ranges by
Roy Neighborhood Zone

South Roy / AFB adjacent$370K–$445K

Closest to Hill AFB · highest VA concentration · 1960s–1985 builds

Central Roy$380K–$460K

Most active zone · established neighborhoods · best comp data

East Roy (slightly elevated)$395K–$475K

1980s–2005 builds · better views · quieter streets

North Roy / Ogden border$360K–$435K

Ogden-adjacent · older stock · entry value · investor zone

Roy Mortgage Calculator

Weber County tax rates included

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Investment Analyzer

Cap rate and cash-on-cash returns

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Roy Buy-and-Hold Snapshot

+3.8%YoY Appreciation

<2%Vacancy Rate

4.5–5.5%Cap Rate Range

Roy Neighborhoods

Where to Buy in Roy —
Distinct Market Zones

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

South Roy / AFB Zone

$370K–$445K

The most VA-loan-active zone in Weber County — south Roy addresses within 2 miles of Hill AFB's north gate serve the same military residential function as Clearfield's south corridor in Davis County, at prices running $30,000–$40,000 below the Davis equivalent. Ranch-style homes built 1960–1985 on standard quarter-acre lots. The cap rates in this zone (5.0–5.5%) are the best in Roy — military tenant rotation creates predictable vacancy windows and above-average tenant qualification. For investors comparing Davis County AFB markets to Roy, Roy's south zone consistently outperforms on yield with the caveat of older housing stock.

VA primary zoneBest cap ratesAFB 5 min

Central Roy

$380K–$460K

Roy's core residential market — established neighborhoods built 1965–2000 with the most consistent comparable sales data in the city. Roy High School is within a 10-minute drive from anywhere in the central zone. The commercial corridor along 5600 South provides daily-needs access without freeway driving. The list-to-sale ratio in central Roy runs 98–102% during spring and summer — the AFB employment base drives consistent buyer demand year-round. First-time buyers using FHA or VA financing find the best Roy entry here, with our down payment assistance guide covering applicable programs.

Best comp dataYear-round demandFHA/VA active

East Roy

$395K–$475K

Roy's most desirable residential zone runs on the slight eastern elevation — neighborhoods built 1980–2005 with better Wasatch Mountain views, quieter streets, and the newer construction quality that commands the city's highest square footage costs. East Roy is where move-up buyers within Roy land when they've outgrown their first purchase. The absorption rate in east Roy (1.5–1.7 months) is the city's tightest. For buyers comparing east Roy to east Clearfield across the county line, Roy delivers essentially equivalent product at $25,000–$35,000 lower prices with Weber SD rather than Davis SD schools.

Best Roy residentialMove-up zoneMountain views

North Roy / Ogden Border

$360K–$435K

The most affordable and oldest Roy neighborhoods approach the Ogden city boundary from the south — a zone where the suburban Roy character transitions toward the more urban Ogden environment. The price discount in north Roy reflects the Ogden adjacency and older housing stock (some 1950s–1960s construction). For investors, this is Roy's highest cap rate zone within the established residential grid. Comparable sales in north Roy require pulling from both Roy central and south Ogden to build a sufficient data set given the lower transaction volume.

Entry RoyOgden-adjacentInvestor grade

Market Data and Real Estate Terms

Roy's Market —
What the Numbers Mean for Buyers

Roy's +3.8% appreciation rate matches the upper tier of Weber County's market performance — driven by the AFB employment base's structural demand and the consistent recognition of Roy's price-vs-proximity value proposition. The absorption rate of 1.7 months confirms active seller's market conditions that Hill AFB employment sustains through normal economic cycles. Unlike markets driven by speculative new-construction demand, Roy's appreciation is ground-floor-demand driven — buyers who need to live near Hill AFB and choose Weber County over Davis County on price.

The median of $385K sits $30K below Clearfield and $60K below Layton — the Davis County AFB towns — for comparable housing vintage and AFB proximity. This pricing creates a clear buyer value case for military workers whose primary criterion is minimizing commute time to the base and maximizing space and quality per dollar. The price per square foot of $185 is among the best in Northern Utah for established 1970s–2000s suburban construction.

For investors, Roy's cap rates of 4.5–5.5% are the best in Weber County outside of Ogden's historic core. The military tenant quality is equivalent to Davis County AFB markets — VA recipients, steady employment, predictable PCS rotation cycles. The lower purchase prices in Roy versus Davis County equivalents mean the same monthly rent produces meaningfully higher yields. Use the investment analyzer to compare Roy against Clearfield and Sunset directly.

Median Sale Price

~$385,000

Current Roy median. Weber County avg ~$400K.

Days on Market

16–28 days

Avg. list-to-contract. Varies by zone and season.

Absorption Rate

~1.7 months

Months of supply. Under 2.0 = seller advantage.

List-to-Sale Ratio

97–101%

Sale price as % of list. Over 100% = sold above asking.

Appreciation Rate

+3.8%

Year-over-year median price change.

Price Per Sq Ft

~$185

Roy average. Varies by zone, age, and condition.

Financing — Active Loan Types in Roy

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 Weber Co.

Jumbo

$806,500+

For premium properties. 10–20% down typically required.

Education

Schools Serving
Roy

Always verify your specific address school assignments directly with the school district before purchase.

High School · Weber SD

Roy High School

Home of the Roy Royals. 6A Weber School District with strong athletics and AP programming. Roy High reflects the community's character — a hard-working, military-adjacent school population with strong JROTC and CTE programs aligned to the aerospace/defense employment base nearby. Approximately 2,000 students. Consistent performance above Weber SD averages in core academics. Strong band and performing arts programs.

Grades 9–12 · 6A

Middle School · Weber SD

West Weber Junior High

Serves the Roy and West Haven middle school zone with standard Weber SD curriculum and strong extracurricular programs. Feeds into Roy High School with program alignment in athletics and arts. Verify your address's specific school assignment with Weber SD — Roy's western addresses may assign differently.

Grades 7–9

Elementary Schools · Weber SD

Multiple Roy Elementary Zones

Roy is served by several elementary schools depending on address — Lincoln, Roosevelt, Midland, and other Weber SD elementaries. All perform at or above Weber SD averages. Verify your specific address assignment with Weber SD before purchase if elementary assignment matters.

Grades K–6

Higher Education Access

Weber State University (Ogden, 12 min) · Davis Technical College (20 min)

Weber State University is 12 minutes north via I-15. Davis Technical College in Kaysville is 20 minutes south. FrontRunner at Roy Station (in city — 2-3 min drive) provides car-free rail access to both SLC and Ogden university corridors. Roy is one of the best-served FrontRunner communities in Weber County.

University Access

Commute and Transportation

Getting From Roy
to Where You Need to Be

Use our Northern Utah commute calculator to compare Roy against all Weber County cities for your specific employer destination.

Destination

Drive Time

Route / Notes

Hill AFB North Gate

5–10 min

South on local roads — north gate primary for Roy

Hill AFB Main Gate (south)

12–18 min

I-15 S to Layton exits

FrontRunner (Roy Station)

2–5 min

In city — SLC in 40 min, Ogden in 10 min

Ogden (downtown)

10–16 min

I-15 N or US-89

Layton commercial corridor

12–18 min

I-15 S

Clearfield / Freeport Center

14–20 min

I-15 S

Salt Lake City (downtown)

40–50 min

I-15 S or FrontRunner (40 min by rail)

Local Highlights

What Roy
Offers Day-to-Day

Roy City Park is the city's primary recreational complex — athletic fields, splash pad, and pavilions that serve Roy's family-oriented community. The FrontRunner station within Roy's city limits gives residents one of the most convenient transit options in Weber County. Hill AFB's Base Exchange and commissary — accessible to active duty, veterans, and their families — is 5–10 minutes from most Roy addresses, providing cost-of-living benefits that meaningfully affect the real financial comparison between Roy and civilian-only communities.

Ogden's full urban amenity package — 25th Street dining, Union Station museums, the Eccles Center, Powder Mountain access via Ogden Canyon — is 10–16 minutes north. Layton Hills Mall and the complete Layton commercial corridor are 12–18 minutes south. Roy's own commercial corridor along 5600 South provides full daily-needs access without freeway driving. The Wasatch Range views from east Roy addresses across the valley are a consistent quality-of-life asset.

Hill AFB North Gate — 5 minFrontRunner Roy Station — in cityRoy City Park complexBase Exchange/Commissary — 8 minOgden 25th Street — 14 minLayton Hills Mall — 14 minWeber State University — 12 minDavis Tech College — 20 min

Buyer Questions

Frequently Asked Questions
About Buying in Roy

How does Roy compare to Clearfield as a Hill AFB community?

Roy and Clearfield are the two primary AFB communities — Roy to the north (Weber County), Clearfield to the south (Davis County). Roy's median ($385K) is $30K below Clearfield's ($415K) for comparable housing. Roy has Weber SD schools; Clearfield has Davis SD. Clearfield's Aquatic Center and slightly more developed commercial infrastructure give it an amenity edge. Roy's FrontRunner station within city limits is equivalent to or slightly better than Clearfield's station. The school district distinction is the primary practical difference — families who value Davis SD should consider Clearfield; families satisfied with Weber SD save $30K on the purchase.

Is Roy's FrontRunner station actually within the city?

Yes — Roy FrontRunner Station is within Roy city limits, making Roy one of the best rail-commute communities in Weber County. The station is accessible in 2–5 minutes from most Roy addresses. SLC Intermodal is 40 minutes south by rail; Ogden is 10 minutes north. For SLC-bound workers, the FrontRunner commute from Roy effectively halves the commute time versus peak-hour I-15 driving. For AFB workers, the station provides transit to SLC on days when the base isn't the destination.

What makes Roy an investment opportunity vs. Davis County markets?

Roy produces cap rates of 4.5–5.5% versus Davis County AFB markets' 4.0–4.5%. The lower purchase prices in Roy mean the same rent check produces a higher yield percentage. Military tenant quality is identical across county lines — VA recipients with stable base employment. The lower appreciation rate (+3.8% vs Davis County's average +3.8%) is essentially equivalent. The practical distinction for investors is purchase price: less capital required in Roy means better cash-on-cash returns at equivalent debt service. Run the comparison in our investment analyzer.

What are the HOA situations in Roy?

Most of Roy's housing stock — particularly the pre-1990 builds that dominate the south and central zones — has no HOA. The newer east Roy developments built after 2000 may have HOAs, but they are generally less common and less restrictive than Farmington or north Layton's HOA-heavy development areas. The absence of HOAs is a meaningful cost-of-ownership advantage for Roy buyers versus comparison markets where $80–$150/month HOA fees add $960–$1,800 annually to carrying costs.

How do Weber SD and Davis SD compare for families?

Davis School District consistently ranks among Utah's top three school districts on standardized measures and has the IB programme at multiple high schools. Weber School District performs solidly — above average for Utah, with competitive 6A sports programs and AP course availability at Roy High and other Weber SD schools. The gap in absolute performance measures is real but modest for most families' practical purposes. The exception is the IB Diploma Programme: if the full IB curriculum is a priority, Davis SD addresses are required. For families satisfied with strong standard academics without IB, Roy's Weber SD schools perform at a level that warrants the $30K price savings.

What closing costs apply in Roy?

Weber County's effective property tax rate is approximately 0.60% of assessed value. On a $385,000 Roy home, this equals roughly $2,310/year — slightly above Davis County but below Salt Lake County. Closing costs of 2–3% ($7,700–$11,550) apply. Use our mortgage calculator for full PITI estimates and our closing cost guide for a complete pre-closing budget.

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