Living in Roy, Utah: Your Questions Answered (2026)

Roy is one of the largest cities in Weber County, with about 39,300 people at the 2020 Census. It sits just west of I-15 between Ogden and Clearfield, with Hill Air Force Base right across the freeway, Riverdale to the east, West Haven to the north and Hooper to the west. It was settled in 1873 and incorporated in 1937, and it grew fast after World War II as Hill Air Force Base workers needed somewhere to live. Today Roy is an established, family-friendly city with its own FrontRunner station, a long list of parks and single-family homes that are still within reach for a lot of first-time buyers.

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 Roy.

How much do homes cost in Roy?

Roy is mostly single-family homes, with townhomes mixed in, especially near the FrontRunner station and along 6000 South.

• Median sale price: about $440,000 for the three months ending August 2026, up about 2% from a year earlier (Redfin).
• Sales volume: 119 homes sold in August 2026, so Roy has a deep, active market compared with smaller towns nearby.
• Time on market: homes took a median of about 36 days to sell, close to the 34 days a year earlier. Homes are selling for about 99% of list price.

New townhomes are the most affordable way into a brand-new Roy home. In fall 2026, Cole West's theHAZEL (4060 S Sandridge Dr, right by the Roy FrontRunner station) listed three-bedroom townhomes from about $380,000 to $435,000, and Cole West's theCAROLINE (near 2349 W 6000 S) listed three-bedroom townhomes in the mid-$360,000s. Prices change fast, so ask me for what's available right now.

What does it cost to live in Roy 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 Roy tax bill goes to Weber School District. Roy City held a public hearing on a proposed property tax increase in 2026, so look up a specific property on the Weber County Treasurer's site before you buy rather than relying on an old bill.

Sales tax: 7.45% as of October 1, 2026 (Utah State Tax Commission).

HOA fees: Most of Roy's older single-family neighborhoods have no HOA. Newer townhome communities usually do. At theHAZEL, for example, the HOA is about $150 a month and covers lawn care and snow removal. Always ask before you write an offer.

What are the best neighborhoods in Roy?

Roy doesn't sort itself into big named neighborhoods. It's easier to think of it in a few parts of town, each with its own age of homes, schools and feel. Here's how I explain it to buyers:

• East Roy, near 1900 West. This is the original post-war Roy, built out in the 1950s and 1960s for families working at Hill Air Force Base. You'll find smaller ranch-style and brick homes on established lots, mature trees, and quick access to I-15 at 5600 South and Hill's Roy Gate. Harmons (5370 S 1900 W) and Municipal Park (2252 W 5900 S) are close by, and much of this area feeds Lakeview, Municipal or Valley View Elementary.
• Central Roy, around 4800 South and 2100 West. This is where Roy High, Sand Ridge Junior High and the Roy Recreation Complex (2150 W 4700 S) sit, a couple of blocks from Roy West Park (2900 W 4650 S). Homes here put you close to everything: schools, the D&RG Rail Trail and Winegars Supermarket (3440 W 4800 S).
• North Roy, near the FrontRunner station. The Roy FrontRunner station (4155 S Sandridge Dr) is in a mostly residential area, which is unusual for FrontRunner. George E. Wahlen Park (4200 S 2175 W), with its splash pad, is nearby, and new townhomes like theHAZEL are going in close to the station. This area mostly feeds North Park and Valley View Elementary and Sand Ridge Junior High.
• West Roy, past 3500 West. Construction moved west in the 1980s through the mid-2000s, so homes here tend to be newer with bigger floor plans. Emma Russell Park (4300 W 5700 S), Roger Phil Burnett Meadow Creek Pond (4200 W 5075 S), Eagle Lake Golf Course and WinCo Foods (6060 S 3500 W) are all on this side of town. Much of west Roy feeds Freedom Elementary, and the far west edge is now in the West Field High boundary.

Two homes a few streets apart in Roy can feed different schools, so I always check the specific address.

What are the schools like in Roy?

Roy is in Weber School District. Six elementary schools sit inside the city: Roy, Midland, Lakeview, Municipal, North Park and Valley View. Parts of the west side attend Freedom, Country View or West Haven Elementary. Kids go on to Roy Junior High or Sand Ridge Junior High, and most of the city attends Roy High School, home of the Royals. The westernmost neighborhoods go to Rocky Mountain Junior High and West Field High. Bridge Elementary, a charter school, is right on Midland Drive.

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

What's the commute like from Roy?

Commuting is one of Roy's biggest strengths. These drive times are from central Roy, near Roy High, with no traffic:

• Hill Air Force Base: about 5 to 10 minutes. 5600 South (SR-97) runs straight east over I-15 to Hill's Roy Gate.
• I-15: about 5 minutes to the 5600 South interchange (Exit 338).
• Downtown Ogden: about 10 to 15 minutes.
• Weber State University: about 15 minutes.
• Layton: about 15 minutes.
• Salt Lake City: about 40 minutes without traffic, often longer at rush hour. Salt Lake City International Airport is about 45 minutes.
• FrontRunner commuter rail: Roy has its own station at 4155 S Sandridge Dr, with a free park-and-ride lot of about 500 spaces. Trains run south toward Salt Lake City and Provo and north to Ogden.

What is there to do in Roy?

Roy maintains nine parks, plus a dog park and its own stretch of regional trail:

• Roy West Park (2900 W 4650 S) is the city's big sports park, with 27 acres, three lighted ball fields, soccer and lacrosse fields, a skate park, a gaga ball pit and a walking loop of about two-thirds of a mile.
• Emma Russell Park (4300 W 5700 S) covers 35 acres with an 11-field soccer complex, pickleball courts and a walking trail of almost a mile.
• George E. Wahlen Park (4200 S 2175 W) has a summer splash pad and is home base for Roy Days.
• Roger Phil Burnett Meadow Creek Pond (4200 W 5075 S) is a fishing pond stocked by the Utah Division of Wildlife Resources, with a wheelchair-accessible dock and a trailhead for the Howard Slough Parkway trail.
• The Roy Dog Park (3260 W 5700 S) is fully fenced with a short paved walking loop.
• The D&RG Rail Trail is a paved path that follows the old Denver & Rio Grande Western rail line south through Clearfield toward Farmington. About 3.2 miles of it run through Roy, with trailheads at 6000 South and at 4800 South by Roy West Park.

For swimming, the Roy Recreation Complex (2150 W 4700 S) has an indoor pool, fitness classes and swim lessons year-round, and the outdoor Roy Aquatic Center (2977 W 5200 S) opens Memorial Day through Labor Day with a diving pool and water slides. Eagle Lake Golf Course is a public nine-hole course on the west side of town.

Every summer, Roy Days runs through late July and wraps up in early August with a community breakfast, a 5K, a parade starting on 1900 West, a car show and vendors at George E. Wahlen Park, and fireworks over Eagle Lake Golf Course.

A little farther out:

• Hill Aerospace Museum sits just across I-15 on the edge of Hill Air Force Base. Admission is free.
• Ogden's 25th Street and the Ogden River Parkway are about 15 minutes away.
• Snowbasin Resort in the mountains east of Ogden is under an hour away.

Where do Roy residents shop?

Roy has more grocery choices than most cities its size: Harmons (5370 S 1900 W), Winegars Supermarket (3440 W 4800 S), Kent's Market (3535 W 5600 S) and WinCo Foods (6060 S 3500 W). Most everyday shopping and restaurants line 1900 West and 5600 South, and Riverdale's big-box stores are just a few minutes east.

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

For first-time buyers, Roy's established neighborhoods offer a lot of single-family homes near the city's median price, and new townhomes near FrontRunner and along 6000 South come in below the city's median. For investors, Hill Air Force Base is a big reason rental demand stays steady here. Roy's mix of older homes on established lots also opens up options like house hacking or adding a basement apartment, depending on the property and 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 Roy?

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 Roy and the surrounding Weber County communities, and I help sellers here get their homes sold. Whether it's your first home, a move closer to Hill or your next rental property, I'll help you figure out which part of Roy fits you.

Call or text me at (801) 814-0786, browse homes for sale in Roy, or see my Roy community page and Roy market data.

Megan Smith, Realtor® | Real Broker, LLC | License #6041603-SA00