West Valley City, UT

All states·Utah·West Valley City

Salt Lake County · Salt Lake City · population 138,144

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West Valley City, UT
Image: Wikipedia · West Valley City, Utah
OverviewCost of livingMoving guide
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61
Stable
Momentum score · 0–100

Where West Valley City stands

At or near all-time high.

Median home $473,364
1-year +1.1%
5-yr CAGR +4.7%
vs 5-yr peak -0.5%
Population -0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-02$473k$195k$295k$395k$495k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
81/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,519/mo$1,146$1,410$1,675202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent126125100120202220242026

Rent vs buy

Price-to-rent ratio: 26.0
Rent

At a 26.0 price-to-rent ratio, renting beats buying in West Valley City for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
56 · w22%
Home 5-yr CAGR
63 · w22%
Distance from peak
87 · w18%
Population growth
39 · w16%
Rent YoY
41 · w12%
Home 10-yr CAGR
83 · w10%
Long thesis

West Valley City has held up across the cycle: home values at $473,364 with +4.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

West Valley City's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About West Valley City

West Valley City is a city in Salt Lake County, Utah, with an estimated population of 138,144. It anchors the Salt Lake City metro area. The median home value in West Valley City is $473,364 as of 2026-04, up 1.1% over the last 12 months. Over the last five years, home values have averaged +4.7% annual growth, with prices at or near the 5-year peak. Rents in West Valley City average $1,519 per month, roughly flat year-over-year (-0.8%). The composite momentum score is 61 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Held the highs: currently -0.5% from the 5-year peak — this market refused to give back gains.
○The data is the data: West Valley City has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Flat or shrinking population: -0.4% per year. Housing demand has to come from somewhere — verify the source.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About West Valley City (Wikipedia)

West Valley City is a city in Salt Lake County and an inner suburb of Salt Lake City in the U.S. state of Utah. The population was 140,230 at the 2020 census, making it the second-most populous city in Utah after Salt Lake City. The city incorporated in 1980 from a large, quickly growing unincorporated area, combining the four communities of Granger, Hunter, Chesterfield, and Redwood. It is home to the Maverik Center and Utah First Credit Union Amphitheatre.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

Area35.88 sq mi
Elevation4304 ft
Settled1847
Motto"Progress as promised."
Density3913.76/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Salt Lake County right now.

NWS active alerts (UT)Utah Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Salt Lake County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of West Valley City

18 tracked · ranked by median home value
1Terrace Ridge$597,156+2.3%
2Diamond Summit$565,998+0.7%
3Blue Haven$512,821-2.0%
4Silverwood$506,154-1.8%
5Solomon Farms$500,281+2.7%
6Fassio Park$496,260+4.0%
7Memorial$483,325+0.2%
8Falcon Crest$482,722+2.1%
9Winchester$480,333+1.1%
10Hunter East$475,962+1.3%
11Highbury$475,012+0.5%
12Hunter Hills$474,087+1.4%
13Copper Hills Heights$466,565+2.5%
14Valley View$460,196+1.8%
15West Point$458,834+3.2%
16Higate$454,508+0.6%
17Roxborough$445,885-1.2%
18Chesterfield$400,053+0.9%

Cities like West Valley City

West Jordan, UT63 · RisingProvo, UT65 · RisingSandy, UT60 · StableOgden, UT67 · Rising

Run the numbers for West Valley City

ToolCan I afford West Valley City?Income → city shortlistToolROI on a West Valley City rentalCap rate, cash-on-cash, DSCRToolCompare West Valley City to anywhereSide-by-side up to 3 citiesToolWest Valley City cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
36° / 20°
avg high / low
Summer (Jul)
92° / 64°
avg high / low
Sunny days/yr
226
~62% of year
Annual precip
12″ rain
53″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
Moderate
Flood
Low

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Salt Lake City area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current West Valley City listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
51%
Dry climate
Median household income
$89,100
Utah state median
Top industries (state-level)
Tech (SL Valley)HealthcareTourism

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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