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Living in Fruit Heights Utah — Real Estate, Schools, Neighborhoods 2026
Randall Gorham · Utah Life Real Estate
Home/ Counties & Cities/ Davis County/ Fruit Heights
Northern Utah/ Davis County/ Fruit Heights, UT 84037
Davis County · City Guide

Fruit Heights
Utah

Davis County's highest city. Exclusive bench living above Kaysville — views, quiet, and Davis High School.

Fruit Heights is Davis County's smallest and most elevated city — 6,400 residents at 4,600–5,100 feet on the Wasatch bench directly above Kaysville, with views across the valley floor and access to Davis High School, the same school that drives Kaysville's premium. Fruit Heights delivers a more exclusive, quieter character than any other Davis County city at its price tier.

~6,400Population
4,600–5,100 ftElevation
84037ZIP Code
Highest elevation in Davis County · Davis High School · Bench views in every direction
Fruit Heights Market Snapshot · 2026
Median Sale Price~$580,000
Price Per Sq Ft~$240
Avg. Days on Market22–40 days
List-to-Sale Ratio96–100%
1-Year Appreciation+3.5%
Active Listings (avg.)5–12 homes
Absorption Rate~2.5 months
Market ConditionBalanced–Seller
Exclusive · Low Inventory · View Premium
About Fruit Heights

Davis County — Fruit Heights —
Davis County's highest city. Exclusive bench living abo

Fruit Heights is the most exclusive and least-known city in Davis County — 6,400 residents on the Wasatch bench elevation band directly above Kaysville, at elevations ranging from 4,600 to over 5,100 feet. The city's small size creates a community intimacy unusual in the Wasatch Front context: residents recognize neighbors across neighborhoods, the city's single elementary school creates a shared educational community, and the bench location keeps development density naturally lower than valley floor cities can achieve. There are no strip malls, no major commercial corridors, and no industrial activities within Fruit Heights itself.

The Davis High School assignment is Fruit Heights's most direct connection to Kaysville's lifestyle and market dynamics. The same school that drives premium pricing in Kaysville serves Fruit Heights residents — and Fruit Heights properties sit above Kaysville on the bench, making them geographically superior in views while accessing identical school resources. The tradeoff is that daily commercial needs (grocery, retail, dining) require a short drive down to Kaysville or Layton. For buyers who prioritize residential quality over commercial walkability, this tradeoff works in Fruit Heights's favor.

The city shares the 84037 ZIP code with Kaysville, which creates some confusion in market analysis — buyers and agents must filter specifically by city name rather than ZIP when pulling comparable sales, as Kaysville and Fruit Heights behave as distinct markets despite the shared ZIP. Fruit Heights's median of $580K is the highest in Davis County outside of premium east bench Bountiful or Kaysville horse properties. Use our mortgage calculator to understand the monthly payment at this tier before committing to the search.

Fruit Heights City Official Website — City of Fruit Heights — city services, parks, recreation, city ordinances, and municipal information for this small bench community above Kaysville.
Official Website ↗
Real Estate Overview

Price Ranges by
Fruit Heights Neighborhood Zone

Upper Bench (4,900–5,100 ft)$650K–$950K+
Highest elevation · 360° views · estate lots · most exclusive in Davis County
Mid-Bench (4,700–4,900 ft)$580K–$720K
Most active zone · quarter-acre lots · valley views · Davis High zone
Lower Fruit Heights (4,600–4,700 ft)$525K–$660K
Entry Fruit Heights · Kaysville-adjacent · best commute access
Fruit Heights 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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Fruit Heights Buy-and-Hold Snapshot
+3.5%YoY Appreciation
<1%Vacancy Rate
3.0–3.6%Cap Rate Range
Fruit Heights Neighborhoods

Where to Buy in Fruit Heights —
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.

Upper Bench
$650K–$950K+
The upper bench of Fruit Heights — at elevations above 4,900 feet — represents the most exclusive residential real estate in Davis County outside of premium Bountiful east bench estates. Lots here frequently exceed a third of an acre, with many upper bench properties on half-acre parcels. Views from upper bench Fruit Heights span the full Salt Lake Valley to the Oquirrh Mountains on the west, the entirety of Davis County to the north, and the Wasatch Range filling the eastern and southern horizon. Supply is chronically limited — in a given year fewer than 6–8 upper bench Fruit Heights properties change hands, making accurate pricing an exercise in creative comparable expansion reaching into premium Kaysville and Bountiful east bench transactions.
360° viewsEstate-scale lotsRarest inventory
Mid-Bench (Fruit Heights Core)
$580K–$720K
The mid-bench constitutes most of Fruit Heights's residential inventory — the zone where the city's character is most fully expressed. Homes built predominantly 1985–2010 on quarter-acre to third-acre lots with Wasatch views and the quiet street character that comes from elevation and limited through-traffic. The absorption rate in mid-bench Fruit Heights runs 2.0–2.5 months — the low supply and limited buyer universe create a more buyer-favorable negotiating environment than most Davis County markets, particularly for properties that have sat beyond 30 days. Spring and summer are the highest-demand periods; fall and winter offer the best negotiating windows.
City's core characterSeasonal leverageDavis High zone
Lower Fruit Heights
$525K–$660K
The lower elevation tier of Fruit Heights — where the city transitions toward Kaysville below — is the most price-accessible entry into Fruit Heights living. Lower bench properties still carry view advantages over Kaysville valley floor homes at equivalent prices, while offering the best commute access of any Fruit Heights address. For buyers who want the Fruit Heights address, Davis High assignment, and bench elevation but need to manage budget, the lower bench is the practical solution. The list-to-sale ratio in this tier runs 97–100% — closer to market than the upper bench's 96–99%.
Entry Fruit HeightsBest commuteBench value
Market Data and Real Estate Terms

Fruit Heights's Market —
What the Numbers Mean for Buyers

Fruit Heights's market operates on different rules than the rest of Davis County — the small inventory (5–12 active listings on average) means that comparable sales analysis requires broader geographic expansion than higher-volume markets. Agents working Fruit Heights typically pull comps from premium Kaysville bench and mid-bench Bountiful transactions to supplement the limited local data set, then apply a location-specific adjustment. This makes precise valuation harder but the low supply also creates structural support for prices — there are simply few alternatives for buyers who specifically want Fruit Heights's elevation and community character.

The median of $580K is the highest in Davis County on a city-wide basis and the price per square foot of $240 reflects the view and exclusivity premium over the county average of $205. Despite the higher prices, days on market of 22–40 days is longer than valley floor cities — reflecting the smaller buyer universe for this price tier in Davis County. Buyers with flexibility on timeline and willingness to act quickly when the right property appears are best positioned in Fruit Heights.

Investment in Fruit Heights is primarily an equity play rather than a cash flow strategy — cap rates of 3.0–3.6% reflect the high purchase prices relative to achievable rents. Long-term appreciation has been reliable but not exceptional at +3.5% annually. The strongest argument for Fruit Heights as an investment is the structural scarcity — as Davis County's buildable bench land becomes fully developed, upper bench Fruit Heights properties become increasingly rare relative to demand, creating an asset appreciation profile that extends well beyond typical residential market cycles. Use the investment analyzer for long-term modeling.

Median Sale Price
~$580,000
Current Fruit Heights median. Compare Davis County avg $465K.
Days on Market
22–40 days
Avg. list-to-contract. Varies by zone and season.
Absorption Rate
~2.5 months
Months of supply. Under 2 = seller's market advantage.
List-to-Sale Ratio
96–100%
Sale price as % of list. Over 100% = sold above asking.
Appreciation Rate
+3.5%
Year-over-year median price change. Davis County avg +3.8%.
Price Per Sq Ft
~$240
Fruit Heights average. Varies by zone, age, and condition.
Financing — Active Loan Types in Fruit Heights
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
Fruit Heights

Fruit Heights 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
Davis High School
Fruit Heights shares Davis High School with Kaysville — the same school-driven premium that sustains Kaysville's above-county-median prices applies directly to Fruit Heights. Davis High's 6A athletics, comprehensive AP catalog, and nationally recognized performing arts programs are the school resource that most Fruit Heights families cite as a primary purchasing factor. Approximately 2,600 students. The school's program depth reflects its large enrollment across all disciplines.
Grades 9–12 · 6A
Middle School · Davis SD
Kaysville Junior High
Fruit Heights middle school students attend Kaysville Junior High — the same institution serving Kaysville's residential population. This creates a natural middle school community shared between the two bench cities. The shared junior high experience means Fruit Heights students are already well-integrated into the Kaysville-Fruit Heights social community before arriving at Davis High.
Grades 7–9
Elementary School · Davis SD
Windridge Elementary
Windridge Elementary serves Fruit Heights as the city's primary elementary school. The school's relatively small scale — reflecting Fruit Heights's modest population — creates class sizes consistently below Davis SD's valley floor averages. Windridge's strong parent engagement and the community's emphasis on education make it a consistently high-performing school within the district.
Grades K–6
Higher Education Access
Davis Tech (Kaysville, 5 min) · Weber State (25 min)
Davis Technical College is essentially within Fruit Heights's immediate reach — 5 minutes down the bench to Kaysville. Weber State University is 25–30 minutes north via I-15. University of Utah accessible in 32–42 minutes. FrontRunner at Farmington Station (20 min south) provides car-free rail connections for Fruit Heights residents willing to drive to the station.
University Access
Commute and Transportation

Getting From Fruit Heights
to Where You Need to Be

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

Destination
Drive Time
Route / Notes
Kaysville (adjacent, downhill)
3–5 min
Down the bench — essentially same community
Davis Technical College
5–8 min
Down to Kaysville campus
Layton commercial corridor
12–18 min
Down bench to I-15 N or US-89
Farmington / Station Park
18–24 min
Down bench to I-15 S
Hill AFB Main Gate
20–28 min
Down bench to I-15 N then Layton exits
Salt Lake City (downtown)
34–44 min
Down bench to I-15 S — elevation adds 5 min vs valley
Bonneville Shoreline Trail
2–5 min
Trailhead directly accessible from most addresses
Local Highlights

What Fruit Heights
Offers Day-to-Day

The Bonneville Shoreline Trail runs directly behind the upper and mid-bench neighborhoods of Fruit Heights, accessible within a 2–5 minute walk from most addresses. The trail connects north to Kaysville bench trails and south toward Centerville and Bountiful's canyon system — creating a backcountry-access profile at the doorstep that Davis County's valley floor communities cannot replicate. The Wasatch-Cache National Forest boundary begins near Fruit Heights's upper bench, making wilderness day hiking possible without driving to a trailhead.

Fruit Heights City Park provides the community's central gathering space with athletic fields, playground equipment, and pavilions for the city's active family community. The Barnes Park complex in Kaysville is 5–8 minutes down the bench — effectively a shared resource given Fruit Heights's proximity. Davis Technical College's main campus in Kaysville is 5 minutes away, offering workforce training and certification programs accessible from Fruit Heights without a freeway drive. Evening skies from Fruit Heights's upper bench, with the Wasatch Range dark to the east and the full Salt Lake Valley lights spread to the west, are among the more spectacular views in Northern Utah.

Bonneville Shoreline Trail — direct accessWasatch-Cache National Forest nearbyBarnes Park Kaysville — 5 minDavis Technical College — 5 minFruit Heights City ParkDavis High School — same zone as KaysvilleEntire Salt Lake Valley viewsQuiet bench community character
Buyer Questions

Frequently Asked Questions
About Buying in Fruit Heights

Is Fruit Heights worth the premium over Kaysville?
Fruit Heights commands a 15–20% premium over comparable square footage in Kaysville's mid-bench zone, reflecting the additional elevation, the city's exclusive community scale, and the view superiority. Whether this premium is worth it is a personal calculation. Buyers who specifically value quiet cul-de-sac bench living with no commercial activity in the immediate surroundings, direct trail access, and the exclusivity of Davis County's smallest city tend to conclude yes. Buyers who want commercial convenience, more comparable sales data for confident pricing, and a city with enough commercial energy to add daily-life texture tend to find Kaysville itself provides the better balance.
What is the school boundary between Fruit Heights and Kaysville?
Both Fruit Heights and Kaysville assign to Davis High School and Kaysville Junior High — the communities share school resources given their geographic adjacency. Elementary school is different: Fruit Heights sends to Windridge Elementary; Kaysville has multiple elementary zones. There is no high school boundary distinction to worry about between these two cities, which simplifies the school comparison significantly.
How difficult is the winter commute from Fruit Heights given the elevation?
Fruit Heights's elevation (4,600–5,100 ft) means meaningfully more snow accumulation than the valley floor — typically 25–40% more snowfall than central Davis County cities, with ice conditions on the bench roads that persist longer than valley floor streets. All bench roads in Fruit Heights are maintained by the city's public works department; Davis County's aggressive snow removal standards mean bench roads are typically cleared within hours of snowfall. However, buyers from California, Nevada, or other low-snow environments should factor the winter driving reality into their assessment — a proper all-wheel-drive or 4WD vehicle is functionally required for upper bench addresses.
Are there any issues with water rights or utilities on the bench?
Fruit Heights's bench location creates some utility infrastructure distinctions from valley floor cities. Water pressure varies somewhat by elevation — upper bench properties may have lower pressure than valley floor equivalents. Fruit Heights City manages water delivery through a tiered pressure zone system. Sewer service is available city-wide. Natural gas service extends throughout the city. Buyers of vacant land parcels on the upper bench should specifically investigate utility service extension costs before purchase — utility service is available to existing developed parcels but new construction on unserved parcels may require significant infrastructure investment.
What is the resale market like for Fruit Heights properties?
Fruit Heights's small size means there are few comparables in any given year — typically 20–35 homes sold annually city-wide. This low transaction volume makes the market less liquid than larger Davis County cities; selling a Fruit Heights property requires patience and realistic pricing relative to the limited buyer universe. The upside: low supply also means low competition when listing. Well-priced Fruit Heights properties in the mid-bench zone typically sell within 25–40 days. Upper bench estate properties may market for 60–90+ days. Work with an agent who has specific experience in the bench markets of Davis and Weber Counties — applying standard valley floor pricing approaches to bench properties produces unreliable results.
Are there down payment assistance programs for Fruit Heights?
Utah Housing Corporation programs apply in Fruit Heights for qualifying buyers — however, the income limits and purchase price caps for most programs (FirstHome, HomeAgain) mean that Fruit Heights's $525K–$650K entry tier is at or above the eligibility ceiling for most first-time buyer programs. VA financing is available for veterans throughout Fruit Heights without loan limit restrictions. For buyers whose budget puts them in the lower Fruit Heights tier ($525K–$580K), VA purchasing is the most powerful tool available for zero-down acquisition. See our down payment assistance guide for current income and price limits.
Explore Davis County

Also in Davis County

Compare Fruit Heights 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 LakeWoods CrossWest BountifulWest PointSouth WeberSunset
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Randall Gorham · Fruit Heights Utah Specialist

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