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

Box Elder County · City Guide

Perry
Utah

Brigham City's premium neighbor — bench views, new development, and Box Elder County's fastest-appreciating market.

Perry sits immediately south of Brigham City on the Box Elder bench — 5,500 residents in Box Elder County's most rapidly developing residential community, with west-facing views across the Great Salt Lake basin, new construction on remaining bench parcels, and the best appreciation rate in the county. The town where Box Elder County families upgrade to when they're ready for something better.

~5,500Population

4,450 ftElevation

84302ZIP Code

Box Elder County fastest appreciation · New construction available · Bench views of the lake

Perry Market Snapshot · 2026

Median Sale Price~$430,000

Price Per Sq Ft~$210

Avg. Days on Market20–32 days

List-to-Sale Ratio97–102%

1-Year Appreciation+4.1%

Active Listings (avg.)15–28 homes

Absorption Rate~1.7 months

Market ConditionSeller's Market

Top Appreciation · New Construction · Views

About Perry

Box Elder County — Perry
Brigham City's premium neighbor — bench views, new d

Perry is the fastest-growing and most desirable residential community in Box Elder County — the city where the bench elevation above Brigham City begins to deliver unobstructed views westward across the Great Salt Lake basin. Development has been consistent since the early 2000s as Box Elder County buyers discovered that Perry's bench terrain offers the same west-view, elevated-living quality that Pleasant View delivers in Weber County at equivalent or slightly lower prices.

New construction on Perry's remaining bench parcels is among the most active in Box Elder County — multiple developments active on the bench slope above the valley floor, delivering modern floor plans with larger lots than Brigham City's established neighborhoods can supply. The shared school assignment (Box Elder High) with Brigham City means buyers choose Perry over central Brigham City when they want newer construction, bench elevation, and the lake views that the specific bench position provides.

The +4.1% appreciation rate — the highest in Box Elder County — confirms the growth market dynamics that Perry exemplifies. At a median of $430K, Perry is Box Elder County's premium market, comparable in price to North Ogden or South Weber but with a view quality and development character that those cities don't match. Use our neighborhood quiz to compare Perry against Weber County bench communities at similar price points.

Perry City Official Website — City of Perry — parks, recreation, city services, and community information for this growing Box Elder County bench community.

Visit Site ↗

Real Estate Overview

Price Ranges by
Perry Zone

Upper bench (lake view lots)$470K–$680K

New construction or recent builds · Great Salt Lake views · largest lots

Mid-bench established$415K–$530K

Most active zone · 2005–2020 builds · mature neighborhood

Valley approach / entry Perry$390K–$470K

Brigham City-adjacent · older vintage · best I-15 access

Perry Mortgage Calc

Box Elder County tax rates

Perry Buy-and-Hold Snapshot

+4.1%YoY Appreciation

<1.5%Vacancy Rate

3.4–4.0%Cap Rate Range

Perry Neighborhoods

Where to Buy in Perry — Market Zones

Use our neighborhood quiz to compare Perry against all Northern Utah cities.

Upper Bench / Lake View

$470K–$680K

Perry's upper bench is its defining residential asset — homes at elevations above 4,600 feet where the Great Salt Lake's northern arm spreads to the southwest and the Promontory Mountains frame the western horizon. New construction on remaining bench parcels means some upper bench properties are available with new-home warranties and modern floor plans. The supply of upper bench Perry lots is naturally constrained by the finite amount of bench terrain — creating structural appreciation support that built-out valley communities can't match. Days on market here runs 16–26 days in spring, reflecting strong demand from buyers who specifically target the view tier.

Great Salt Lake viewsNew construction availableNatural supply constraint

Mid-Bench Established

$415K–$530K

The core of Perry's residential market — neighborhoods built 2005–2020 with the established character that comes from 10–20 years of mature landscaping. The mid-bench zone is where Perry's community identity is most fully expressed — family-oriented streets, consistent lot sizes, and the Wasatch Mountain backdrop that anchors the east view while the lake basin spreads to the west. The list-to-sale ratio of 100–103% in spring reflects the consistent demand from in-county move-up buyers and in-migration from Weber County buyers who discover Perry's price-to-view value.

Community coreWasatch and lake viewsMove-up destination

Valley / Entry Perry

$390K–$470K

The valley floor tier in Perry provides the best I-15 and Brigham City commercial access — homes built 1985–2010 with the older vintage that delivers Perry's most affordable entry price. FHA financing is active at the sub-$440K price points. First-time buyers who want Perry's school assignment and community character at below-bench pricing find the valley tier the practical entry. The down payment assistance guide covers applicable programs.

Entry PerryI-15 accessFHA viable

Market Data

Perry Market —
Numbers for Buyers

Perry's +4.1% appreciation leads Box Elder County and reflects classic growth-market dynamics: a community where demand consistently outpaces supply as buyers discover the bench views and new construction at prices below Weber County equivalents. The seller's market (1.7 months) means well-priced properties in the mid-bench zone move within 20–28 days. Spring market conditions produce competitive offers on view-tier listings.

The median of $430K positions Perry as Box Elder County's premium market — $55K above Brigham City's median for the bench premium and newer construction. The price per square foot of $210 is the highest in the county, reflecting new construction pricing on the active bench development parcels. Comparable resale in the mid-bench zone runs $195–$205/sqft — meaningfully below the equivalent Weber County bench communities.

Investment in Perry is primarily an equity-appreciation play rather than a cash-flow strategy — cap rates (3.4–4.0%) reflect the premium prices relative to achievable rents. Long-term holders who purchase now and hold through the county's continued recognition cycle should see the county-leading appreciation sustain the investment thesis. Use the investment analyzer for 5 and 10-year equity projections.

Median Sale Price

~$430,000

Box Elder County avg ~$385K.

Days on Market

20–32 days

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

Absorption Rate

~1.7 months

Months supply. Under 2 = seller advantage.

List-to-Sale Ratio

97–102%

Sale price as % of list.

Appreciation

+4.1%

Year-over-year median change.

Price / Sq Ft

~$210

Varies by zone, age, condition.

Financing in Perry

Conventional

Up to $806,500

20% down = no PMI. Most common for move-up buyers.

FHA

Up to $524,225

3.5% down. DPA programs available.

VA Loan

No limit · Zero down

Veterans. Hill AFB employment keeps VA active in Box Elder.

Jumbo

$806,500+

For premium properties above conforming limit.

Education

Schools Serving
Perry

Always verify school assignments with Box Elder School District before purchase.

High School · Box Elder SD

Box Elder High School

Perry shares Box Elder High School with Brigham City — the same school with the aerospace-STEM emphasis and established athletics tradition. Perry students travel approximately 8–12 minutes to the school campus in Brigham City. The shared school assignment means Perry buyers access Box Elder High's programs without any premium beyond the city's real estate pricing.

Grades 9–12 · 5A

Middle School · Box Elder SD

Box Elder Middle School

Box Elder Middle School serves Perry students alongside Brigham City classmates. The shared attendance creates a broader community than Perry's small size would otherwise support.

Grades 7–9

Elementary School · Box Elder SD

South Willard / Perry Elementary Zone

Perry's K–6 students attend Box Elder SD elementaries — verify your specific address assignment with Box Elder SD before purchase. Elementary boundaries in Perry have been adjusted with the ongoing residential growth.

Grades K–6

Higher Education

Weber State University (40 min) · No rail transit

Weber State University is approximately 40 minutes south via I-15. Perry has no FrontRunner access — all university commuting requires driving. The distance is manageable for occasional campus visits but not practical for daily commuting.

University Access

Commute

Getting From Perry
to Where You Need to Be

Use our commute calculator to compare Perry against all Northern Utah cities for your employer destination.

Destination

Drive Time

Route

Brigham City (adjacent north)

5–8 min

Local roads north

Northrop Grumman (Promontory)

18–26 min

North to Brigham then I-84 W

Willard (south)

8–12 min

I-15 S

Hill AFB Main Gate

36–46 min

I-15 S to Layton exits

Ogden (downtown)

38–48 min

I-15 S

Bear River Bird Refuge

18–26 min

North to Brigham then west

Salt Lake City (downtown)

60–72 min

I-15 S

Local Highlights

What Perry
Offers Day-to-Day

Perry's bench elevation delivers the community's defining quality: evening views from west-facing properties across the Great Salt Lake's northern arm to the Promontory Mountains and Stansbury Range on the far horizon. The combination of Wasatch Range directly east and the lake basin directly west creates a panoramic quality that view-tier Perry properties share with few Wasatch Front communities. The Box Elder County Fairgrounds in Brigham City (8 minutes north) is Perry residents' primary event venue for county fairs and community festivals.

Perry's own city park provides local recreation facilities for the growing family community. Brigham City's full commercial and cultural infrastructure — Main Street businesses, the Utah State University extension, the Box Elder Museum — is 5–8 minutes north. Willard Bay State Park (10 minutes south) provides boating, fishing, and camping on a freshwater reservoir that functions as a warm-water recreation amenity rare for the Northern Wasatch Front. The Bear River Bird Refuge is 20 minutes northwest via Brigham City.

Great Salt Lake basin viewsNew construction availableBrigham City services — 5 minWillard Bay State Park — 10 minBear River Bird Refuge — 20 minBox Elder High SchoolNorthrop Grumman — 22 minBox Elder County Fairgrounds — 8 min

Buyer Questions

Frequently Asked Questions
About Buying in Perry

What makes Perry more expensive than Brigham City despite being smaller?

Three factors: the bench elevation views that central Brigham City valley-floor addresses can't match; newer construction (post-2005 primarily) versus Brigham City's older stock; and the growth-market premium that active-development communities command. Buyers who specifically want lake views and new construction find Perry worth the $55K premium over Brigham City. Buyers who prioritize established neighborhood character and commercial access find central Brigham City delivers better value per dollar.

Is Perry suitable for the SLC commute?

Only for buyers with strong work-from-home flexibility or employers with generous remote schedules. The 60–72 minute SLC drive is among the longest Wasatch Front commutes from an incorporated city. Perry is well-suited for Northrop Grumman employees (18–26 min), Hill AFB workers with the tolerance for the 36–46 minute drive, local Box Elder County employers, and full remote workers. It is a poor choice for daily downtown SLC commuters.

What new construction is available in Perry?

Perry has active bench development as of 2026 — multiple builders working through remaining parcels on the mid-to-upper bench. The development activity is less consolidated than Davis County's major new construction centers (West Haven, Syracuse) but meaningful for a city of Perry's size. Your agent should specifically inquire about active lot sales, completed spec homes, and under-construction inventory when researching the Perry market.

What are property taxes in Perry?

Box Elder County's effective rate of approximately 0.55% applies — roughly $2,365/year on a $430K Perry home. Lower than Weber County (0.60%) and Davis County (0.56%) for comparable price points. Use our mortgage calculator for full PITI estimates.

Are there VA loan buyers in Perry?

Yes — Perry's proximity to Northrop Grumman (many employees are veterans) and the manageable Hill AFB commute (36–46 min) keeps VA financing active. VA financing at zero down on a $430K Perry home makes bench living financially accessible for eligible veterans who would otherwise need $65K–$86K for a 15–20% down payment. Our Hill AFB PCS tool models VA purchase scenarios.

How does Perry compare to Willard?

Willard is 8–12 minutes south — a smaller community at lower prices ($395K median) with Willard Bay State Park at its doorstep and a more modest community scale. Perry is larger, faster-growing, has better views from its bench, and costs $35K more. For buyers who primarily want the lake/bay recreation proximity rather than the lake views, Willard may deliver better value. For buyers who want the view quality and newer construction, Perry is the clearer choice.

Explore Box Elder County