Clearfield
Utah

Davis County — Clearfield —
Hill AFB's front door. Davis County's strongest investo

Clearfield sits at the geographic and economic center of Hill Air Force Base's residential support zone. The base's south perimeter runs along Clearfield's northern boundary — a proximity that shapes everything about the city, from its commercial character to its housing market. The Freeport Center, located on the former Clearfield Naval Supply Depot, is one of Utah's largest industrial and distribution complexes, employing thousands in warehousing, manufacturing, and logistics in addition to the 28,000-plus workers across the base itself.

For buyers, Clearfield's appeal is straightforward: the lowest median home price in Davis County with full access to Davis School District, a 3–5 minute commute to Hill AFB, and the strongest cap rates and rental yields of any city in the county. The investment property analyzer consistently shows Clearfield producing cap rates of 4.5–5.5% — meaningfully above Layton's 4.0–4.8% and far above Farmington or Bountiful. Military PCS cycles create predictable rental demand with tenant qualification typically excellent. Use our Hill AFB PCS calculator to compare the buy-versus-rent decision at Clearfield's price points.

The residential market divides along two axes: military-adjacent communities in the north and west at entry price points, and the slightly elevated east Clearfield neighborhoods with modestly better views and a quieter character. The Davis School District serves the entire city; Clearfield High School's strong JROTC program reflects the military community's deep roots here. For buyers using VA financing — which requires zero down payment and no PMI — Clearfield's $380K–$440K south corridor represents some of the best value in Northern Utah. Our down payment assistance guide covers the additional programs available for non-military first-time buyers.

Price Ranges by
Clearfield Neighborhood Zone

Clearfield's Market —
What the Numbers Mean for Buyers

Clearfield's real estate market is the most investor-friendly in Davis County — the combination of Hill AFB's stable employment base, the Freeport Center's demand for workforce housing, and the city's below-median pricing creates cap rates of 4.5–5.5% that exceed any other Davis County market. The absorption rate of 1.5 months reflects strong demand even at entry prices, driven partly by military buyers using VA loans who can purchase in the $380K–$440K range without a down payment or PMI. The Hill AFB PCS tool helps military buyers evaluate whether purchasing at Clearfield's prices makes more financial sense than base housing.

For primary home buyers, the list-to-sale ratio of 97–101% means Clearfield homes near the AFB corridor sell at or above asking. The average days on market of 14–22 days reflects the fastest turnover in Davis County — driven by the base's continuous in-migration of new personnel on PCS orders. Well-priced listings in the south corridor enter multiple-offer situations regularly during the spring and summer PCS season. Buyers who are pre-approved and flexible on due diligence timelines typically win in these conditions.

The median sold price of $415K positions Clearfield as the most affordable Davis County entry point outside of Sunset — and unlike Sunset, Clearfield has a larger, more established commercial base and greater employment diversity. Year-over-year appreciation of +3.5% is slightly below the county average of +3.8%, reflecting the entry-price tier's historically slower appreciation trajectory. However, buyers who purchased in 2019–2020 have seen strong equity gains given the rapid appreciation cycle of 2020–2022. The investment analyzer models both cash flow and equity scenarios.

Schools Serving
Clearfield

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