Davis County
Housing Market Report
Monthly intelligence briefing for military families relocating to Hill AFB. City-by-city prices, BAH coverage analysis, VA loan data, and market trends — all in one place.
Davis County Median Price Trend
Source: Zillow/Redfin 2025–2026City-by-Gate Intelligence
Hill AFB Focus| CITY | NEAREST GATE | DISTANCE | MEDIAN PRICE | BAH COVERS | DOM | YOY |
|---|---|---|---|---|---|---|
| Clearfield | Main Gate | 2 mi | $460K | O-3+ | 28d | +1.8% |
| Clinton | West Gate | 4 mi | $472K | O-3+ | 30d | +2.1% |
| Layton | South Gate | 6 mi | $480K | O-4+ | 32d | +2.4% |
| Roy | West Gate | 8 mi | $420K | O-2+ | 35d | +1.2% |
| Syracuse | Main Gate | 5 mi | $498K | O-4+ | 29d | +3.1% |
| Kaysville | South Gate | 9 mi | $530K | O-5+ | 38d | +2.7% |
| Farmington | South Gate | 12 mi | $570K | O-5+ | 43d | -18.6%* |
| Centerville | South Gate | 15 mi | $582K | O-6+ | 40d | +3.1% |
* Farmington YoY decline reflects low transaction volume distortion, not a true market downturn. Source: Zillow/Redfin Feb 2026.
BAH vs. Home Price — Can You Afford It?
Based on 2026 Hill AFB BAH rates (with dependents). Assumes 30-yr VA loan at 6.22%, $0 down, no PMI.
| GRADE | BAH/MONTH | ANNUAL BAH | AFFORDABLE AT | VS. CLEARFIELD ($460K) |
|---|---|---|---|---|
| E-5 | $1,878 | $22,536 | $300K | −$160K vs Clearfield |
| E-7 | $2,271 | $27,252 | $360K | −$100K vs Clearfield |
| O-3 | $2,613 | $31,356 | $415K | −$45K vs Clearfield |
| O-4 | $2,940 | $35,280 | $467K | ≈ Clearfield/Clinton |
| O-5 | $3,234 | $38,808 | $514K | +$54K above Clearfield |
| O-6 | $3,618 | $43,416 | $575K | +$115K above Clearfield |
Dr. Haws tip: VA loans have no down payment and no PMI, which reduces your monthly payment by $200–$400 vs. conventional. This means E-7 and O-3 buyers can often qualify for homes $50K–$80K above what the BAH table suggests.
Dr. Haws' April 2026 Diagnosis
The Davis County market is the most favorable it's been for VA buyers in 3 years. Days-on-market are up 45%, giving you time to do proper due diligence. Clearfield and Clinton remain the sweet spot — close to the base, within O-4 BAH range, and VA appraisers know these neighborhoods well.
If you're PCS-ing out of Hill AFB, don't panic about the slower market. Prices are still up 2.9% YoY. The key is pricing correctly from day one — overpriced homes are sitting 60+ days. Dr. Haws' military network means your home gets in front of incoming PCS buyers before it hits Zillow.
Frequently Asked Questions
