Living in West Point, Utah: An Honest Guide from a Local Realtor

West Point, Utah is a seven-square-mile city in the northwest corner of Davis County, tucked between Clinton to the north, Clearfield to the east, Syracuse to the south, and the wetlands of the Great Salt Lake to the west. It was settled in March 1867, went by South Hooper and Muskrat Springs before anyone called it West Point, and did not incorporate until 1935.

For most of its life it was farmland. It is not anymore, and the change has been fast: the 2020 census counted 10,963 residents, up from 9,511 in 2010. I am Julie Burningham, a Realtor with Equity Real Estate. I have owned a home in Davis County since 2001 and four of my kids went through Davis County schools. This is the honest version of what it costs to live in West Point, which neighborhoods are which, how the commute actually works now that the West Davis Highway is open, and what there is to do here on a Saturday.

What homes cost in West Point right now

These figures come from my own MLS feed and are current as of September 7, 2026. I would rather show you the real numbers than a rounded-off "median home price" from a national website that is six months stale.

Across the homes on the market today, prices run from roughly $380,000 to just over $1.1 million, in sizes from two bedrooms up to six and square footage up to about 4,500. The bulk of it sits between $550,000 and $750,000.

Cost of living beyond the mortgage

Two things surprise people moving here from out of state. The first is the property tax structure: Utah gives a primary residential exemption, so a home you actually live in is taxed on 55% of its market value rather than the whole thing. A rental or second home does not get that break, which is a meaningful difference if you are buying an investment property. Check the current rate for your exact parcel with the Davis County Assessor rather than working from a rule of thumb.

The second is that West Point has very little retail of its own. That used to mean driving to Layton or Clearfield for anything substantial. It changed on June 26, 2026, when Costco opened its Syracuse warehouse at 3151 W 1700 South (Antelope Drive), just west of a West Davis Corridor exit and only a few minutes from most West Point addresses. Syracuse's mayor has said plainly he expects it to become a major commercial center, and Costco holds eight additional development pads around the store. If you are weighing West Point against a city with more shopping, this is the single biggest thing that has changed recently.

The neighborhoods, honestly

Here is the honest thing that a lot of city guides will not tell you: West Point does not have famous named neighborhoods the way an older city does. There is no historic district, no distinct downtown quarter. What it has is two kinds of housing.

The first is the older, larger-lot part of town, generally toward the east and the original settlement around 300 North and 3500 West. Quarter-acre lots are common and some parcels run considerably bigger, with a few still zoned for horses. These homes are older, they come up for sale less often, and the lot is usually the reason people buy them.

The second is the newer subdivisions, mostly pushing west and north toward 4500 West and 1800 North. These are the active builder communities:

Builder communities sell out and new phases open, so treat that list as a starting point and check what is actually available before you fall in love with a floor plan. Right now there is noticeable listing activity in three pockets in particular: along 825 North around West Fields, along 1825 North at the top of the city, and around 4300–4500 West on the west side near the newer schools.

If you want to see what is on the market in any of these areas today, my West Point listings page is updated straight from the MLS.

Schools

Every public school in West Point is part of Davis School District, which runs elementary K–6, junior high 7–9 and high school 10–12. Three elementary schools sit inside the city — West Point, Lakeside and Island View — along with two junior highs, West Point Junior High and Horizon Junior High, which opened in August 2025 and is the first three-story school building in the district's history. High school students go to Syracuse High. There is also one public charter, Monticello Academy, on 300 North.

Because school boundaries here do not follow city lines and have been redrawn recently, the school assignment for a specific address is something to verify rather than assume. I wrote a full guide on exactly that: Best Schools in West Point, Utah: A Parent's Guide, with every school's address, how open enrollment works, and how to check an address with the district.

The commute, and the highway that changed it

For years the knock on West Point was that it sat too far west of I-15. That argument is weaker than it used to be, and it is about to get weaker still.

The West Davis Highway (SR-177) opened on January 8, 2024 — a 16-mile, four-lane divided highway running from I-15 near Glovers Lane in Farmington up to SR-193 and 4500 West, with six new interchanges along the way through Farmington, Kaysville, Layton and Syracuse. For anyone in West Point commuting south, it is a genuine alternative to I-15 rather than a bypass that happens to be nearby.

It is also still being built. Here is the sequence, which matters both for your commute and for the construction you will live next to:

Buy near 300 North, 800 North, 1300 North or 1800 North and you should go in knowing that highway construction will be part of the view for the next couple of years, and that access will be considerably better when it is finished. That is a real trade-off, and which side of it you land on depends on how long you plan to stay.

Where people actually work

Hill Air Force Base is the reason a lot of West Point exists. It employed 26,893 people in 2024 and is the largest single-site employer in Utah, with a total annual economic impact of $12.7 billion. Its south and east gates are in Layton, a short drive from West Point, and a great many of my neighbors are civilian employees or contractors there.

If you are commuting to Salt Lake City and would rather not drive it, the nearest FrontRunner station is Clearfield, at 1250 S State Street, with a free park-and-ride lot of about 560 spaces and five connecting bus routes. FrontRunner runs the length of the Wasatch Front from Ogden through Salt Lake City to Provo. Driving to the station and taking the train is a common pattern here and worth pricing out before you assume you will be on I-15 every morning.

Parks, trails and Saturdays

West Point City runs three parks. All three are open from 7 am until 10 pm or dark, and dogs are welcome on a leash.

The orienteering course at Loy F. Blake is genuinely unusual — most cities this size do not have one — and the boweries with fire pits get reserved solidly through the summer for birthdays and church groups, so book early. The city also runs a splash pad, which is the default July afternoon plan for half the young families here.

For golf, Schneiter's Bluff is right in town at 300 N 3500 W — 18 holes, par 72, 6,840 yards from the back tees, open to the public since 1995. It shares 3500 West with Loy F. Blake Park, so a fair number of West Point Saturdays happen within a few blocks of each other.

The bigger draw is west. West Point's entire western boundary is Great Salt Lake wetland, an important stop for migrating birds, and Antelope Island State Park is a short drive south through Syracuse — bison, hiking, and the best sunsets in Davis County. That western edge is also why West Point stays quiet: there is nothing to build on out there, so no through traffic ever comes from that direction.

Who West Point suits, and who it does not

It suits families who want a newer, larger house on a real lot, who work at Hill or commute south, and who would rather have space and quiet than walkability. It suits people who like that their kids can bike to a park. It suits anyone who wants Davis School District without Kaysville or Farmington prices.

It does not suit someone who wants to walk to dinner. West Point has almost no restaurants or shopping of its own, and even with the Syracuse Costco open, a night out means driving. It does not suit someone who needs a short, predictable commute to downtown Salt Lake every day. And if you dislike construction, the west and north sides of town will be a highway project until late 2028.

Those are the real trade-offs. Anyone who tells you a city has no downsides is selling you something.

Thinking about a move to West Point?

A market with homes sitting 126 days is a different market to buy in than one where everything goes in a weekend, and it is a very different market to sell in. Both of those are situations where the details matter: which streets are moving, what a seller will actually take, whether a builder is quietly offering incentives, and which school boundary a given address falls in.

I work both sides in West Point — listing homes for sellers here and representing buyers moving in. If you want a straight read on what your home is worth in this market, or on which of the 59 homes currently for sale are actually worth your Saturday, I would be glad to help.

Julie Burningham
Realtor, Equity Real Estate
Serving West Point, Clinton, Syracuse, Clearfield and Davis County