Living in Pleasant View, Utah: Your Questions Answered (2026)

Pleasant View sits at the foot of Ben Lomond Peak at the north end of Weber County, about 15 minutes north of downtown Ogden. North Ogden is to the east, Harrisville is to the south, Farr West is to the west, and the mountains are right at your back door. The city lives up to its name. From most of town you can see Ben Lomond on one side and the valley stretching out toward the Great Salt Lake on the other.

Pleasant View was founded in 1851 and incorporated in 1945, and today about 11,000 people call it home. The city's own history notes that explorer John C. Fremont stopped at the hot springs here in 1843. I'm Megan Smith, a Realtor with Real Broker, LLC, and these are the questions people ask me most when they're thinking about a move to Pleasant View.

How much do homes cost in Pleasant View?

Pleasant View is mostly single-family homes, with a range that runs from older ramblers to brand-new custom homes on the west side.

• Median sale price: about $694,000 for the three months ending August 2026, almost exactly where it was a year earlier (Redfin).
• Sales volume: 24 homes sold in August 2026, so these numbers can swing from month to month.
• Time on market: homes took about 64 days to sell, faster than the 91 days a year earlier.

Here's what the range looked like in early October 2026. Townhomes on White Barn Drive were listed from about $380,000 to $420,000, one of the most affordable ways into Pleasant View. Older four- and five-bedroom single-family homes started in the mid-$400,000s, like a four-bedroom near 3257 N 400 W at $435,000. At the top end, new custom homes on the west side were listed from about $1 million to more than $3 million, including several on Caribou Court.

What does it cost to live in Pleasant View beyond the mortgage?

Property taxes: In Utah, a primary residence is taxed on only 55% of its market value, which keeps bills lower than the home price might suggest. The biggest share of a Pleasant View tax bill goes to Weber School District. Every home's bill is different, so look up a specific property on the Weber County Treasurer's site before you buy.

HOA fees: Most of Pleasant View's older single-family neighborhoods have no HOA. Townhome communities usually do, and some newer subdivisions do too, so ask before you write an offer.

City extras: Pleasant View residents pay half the non-resident rate to reserve a park bowery, and the city runs its own youth sports programs, from T-ball and flag football to girls' basketball and youth pickleball.

What are the best neighborhoods in Pleasant View?

Pleasant View doesn't have big named neighborhoods. It's a mix of established streets, bench lots below the mountain and newer subdivisions on the west side. The part of town you pick decides your view, your lot and your schools. Here's how I explain it to buyers:

• The center of town, around City Hall. City Hall sits at 520 W Elberta Drive, right next to Barker Park, and Pleasant View Park is nearby on Pleasant View Drive. This is the established heart of Pleasant View, with mature trees, older homes and quick walks to the parks. Most of this area feeds Lomond View Elementary.
• The north end and the bench. Head north and east toward the mountain, around 3500 to 4300 North, and the views get bigger. Wadman Nature Park (about 385 W 4300 N) is up here, and the Bonneville Shoreline Trail runs along the foothills above. You'll find a mix of older and newer single-family homes, many with Ben Lomond right out the back window.
• The west side, near Orchard Springs. West of the center, around Orchard Springs Elementary, you'll find newer subdivisions and Pleasant View's newest custom and luxury homes, including Caribou Court. Pay attention to Highway 89 here. Homes east of it are zoned to Weber High, and homes west of it are zoned to Fremont High.
• Townhome communities. If you want lower maintenance or a lower price, look at Pleasant View's townhome communities, like the homes on White Barn Drive and The Cove at Pleasant View. They're a good fit for first-time buyers and downsizers.

Pleasant View shares the 84414 ZIP code with North Ogden and Harrisville, so the mailing address doesn't always tell you which city a home is in. I always check the specific address.

What are the schools like in Pleasant View?

Pleasant View is in Weber School District. Most of the city attends Lomond View Elementary, the west side attends Orchard Springs Elementary, and a strip in the south attends Majestic Elementary. Nearly every home goes on to Orion Junior High in Harrisville. For high school, Highway 89 is the dividing line: homes east of it are zoned to Weber High School, which sits right in Pleasant View, and homes west of it are zoned to Fremont High School in Plain City. The closest charter school is Maria Montessori Academy in North Ogden.

For the full list with grades, addresses, links and how to check a specific address's schools, read my Best Schools in Pleasant View, Utah: A Parent's Guide.

What's the commute like from Pleasant View?

Pleasant View sits at the top of the valley, so most commutes head south. These drive times are from City Hall with no traffic:

• Downtown Ogden: about 15 minutes.
• FrontRunner commuter rail: Ogden Central Station (2393 S Wall Ave) is about 15 minutes away.
• Weber State University: about 20 to 25 minutes.
• Hill Air Force Base: about 30 minutes.
• Salt Lake City: about 55 minutes without traffic, often longer at rush hour.
• Snowbasin Resort: about 45 minutes.

Highway 89 runs right through town, and I-15 is about 10 minutes away at the 2700 North interchange (Exit 349) in Farr West.

What is there to do in Pleasant View?

Pleasant View's parks and trails are a big reason people move here:

• Barker Park, next to City Hall on Elberta Drive, has a reservable bowery and an orienteering course.
• Pleasant View Park, at about 855 W Pleasant View Drive, has a first-come, first-served bowery.
• Shady Lane Park, at about 600 W 3000 N, has a bowery you can reserve from May through September.
• Wadman Nature Park, at about 385 W 4300 N, sits up near the foothills with a reservable bowery.
• The Bonneville Shoreline Trail runs along the mountain above town. The Pleasant View to North Ogden Divide section is about 4.65 miles with roughly 730 feet of climbing, according to the Trails Foundation of Northern Utah, and it's open to hikers and mountain bikers. A more technical section continues north toward Willard.
• Pickleball courts are run by the city, and you can reserve them online.

The city also puts on events all year long: the Easter Candy Grab, Food Truck Giddy-Up, Movies in the Park, Pumpkin Palooza, Santa's Visit and the summer Founders Day celebration, which ends the youth running club season with a race. Follow the city on Facebook (@pleasantviewcityutah) for dates.

A little farther out, Ben Lomond Peak and the North Ogden Divide are right above town, and Snowbasin is under an hour away.

Where do Pleasant View residents shop?

Pleasant View is mostly residential. Most residents run errands a few minutes away in North Ogden and Harrisville, and drive into Ogden for bigger shopping trips and restaurants.

Is Pleasant View a good place for first-time buyers and investors?

For first-time buyers, Pleasant View's townhomes and older single-family homes cost well below the city's median, and you still get the mountain views and the Pleasant View address. For investors, steady demand from families who want Weber High, the trails and a quieter north-end city supports long-term ownership. Older homes on bigger lots can also have room for things like an accessory dwelling, depending on city zoning. Every investment depends on the numbers for that specific property, and I'm happy to run them with you.

Thinking About a Move to Pleasant View?

I'm Megan Smith, a Realtor with Real Broker, LLC, with more than 20 years in real estate. I help buyers find the right home in Pleasant View and the surrounding northern Weber County communities, and I help sellers here get their homes sold. Whether it's your first home, a bigger place on the bench or your next investment, I'll help you figure out which part of Pleasant View fits you.

Call or text me at (801) 814-0786, or reach out through this site, and let's talk about Pleasant View.