Live Roy listings, filtered
Roy homes under $400K
This page holds the Roy middle and every home priced below it. Every home for sale under $400K is here, from every brokerage and live from the MLS. Below the list, I explain what the money reaches and how to shop at this cap.
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- Price under $400,000
- Area
- Roy, UT
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- Wasatch Front Regional MLS, live
Want it narrower? Tell me your exact spec.
The newest listings under $400K
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $400K sits
The local read, the median line and the pricing tiers
The local read
Under $400K covers the Roy middle and everything below it
In shortRoy owners say the typical home is worth about $383,000 (U.S. Census ACS 2020-2024). A $400K cap lands right at that middle. Every listing below comes live from the MLS, newest first.
A $400K cap sits right at the Roy middle. What you choose here is a condition and a type: an updated rambler, a home that needs work, or a smaller attached home.
Most of what you see here was built east of the tracks. The city plan calls Sand Ridge, Cozydale and Arsenal Villa the older heart of town, with rambler and ranch homes, mostly from the 1950s and 1960s in Sand Ridge. About 42% of Roy homes were built before 1980, and the 1970s alone account for 18%. A rambler with a roof and kitchen done in the last ten years is the home to look for. Homes from the 1980s on west of the tracks reach this cap less often, and more of them have two stories.
Getting a pre-approval before you tour lets you act when the right listing appears. Ask me how quickly homes like the one you want are selling in Roy right now.
Still deciding if Roy is the right town? The Roy city guide covers the weather, the commute and daily life. If Roy still feels right after that, send me your search and a partner agent takes it from there.
Stretch math
One step up
under $500K reaches the two-story plans west of the tracks, which are more common on that side of town.
The lowest range
This page holds every Roy home under $400K, so there is no page below it. If $400K feels tight, look at a house that needs work.
Either way
Treat the cap as a starting point. Tell me your must-haves, and the local partner agent can say if they fit at $400K or a little higher.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Roy comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Where under $400K sits beside the other four Roy pages
Under $400K stretches a little beyond the Roy typical home value of ~$383,000. The full bar covers every price page, lowest to highest. The gold stretch is this page, and the pin sits at the typical home value.
The pricing tiers
Which Roy price range fits your budget?
Five pages divide every Roy home for sale by price, each with live listings and a local note. Look for the highlighted card to find where you are.
Under $400K
RoyUnder $500K
One step upSee homes under $500KUnder $600K
Two steps upSee homes under $600KUnder $700K
Three steps upSee homes under $700KOver $700K
The top of the marketSee homes over $700KOr set your own filters
Use the map to hunt through all of RoyChoose your price, beds, baths and type, then see every match plotted. Looking needs no account.Open the map searchPart 2 of 3
What the money buys
What the money buys, stretch up, or hold here and the towns next door
What the money buys
Under $400K comes in three shapes
Almost every listing here is one of three kinds of home. Picking the kind first saves a lot of scrolling.
Updated ramblers in the older heart of town
Single-story homes from the 1950s and 1960s, mostly in Sand Ridge, Cozydale and Arsenal Villa. The best ones have a newer roof, kitchen and furnace. The trees are tall and the lots are settled.
The catch: an older home may need repairs sooner than a newer one. The upside: a settled street at a price near Roy's middle.
Split-levels and 1970s homes
Split-levels from the 1970s, the decade behind about 18% of Roy homes.
The catch: the stairs of a split-level, and the same checks as a rambler. The upside: a home from a newer decade than the 1950s ramblers.
Homes that need work
Older homes where the roof, sewer line, electrical panel or furnace is near the end of its life. Pricing the fix-up is part of pricing the home.
The catch: a repair bill to price into your offer. The upside: a lower asking price on the same kind of street.
In any one week, one of these three may be missing. Check the Homes for Sale page for what is listed today.
Stretch up, or hold here
What each price range buys
Each price page leans toward a different kind of home, so the cap changes more than the size. The table shows what shifts as the cap rises. The first column describes the page you are reading.
| Comparison point | Under $400K This page | Under $500K | Under $600K |
|---|---|---|---|
| Typical home shape | Older ramblers, split-levels and some 1980s homes | Two-stories west of the tracks, plus older-street ramblers | Remodeled older homes and homes built since 2000 |
| What you give up | Some room and new systems | Usually a one-story home | The lowest Roy prices |
| What you get | Settled streets and a price near the Roy middle | More floors and newer furnaces | Kitchens and baths that are already finished |
| Where you will often look | Older streets east of the tracks, with pockets west of them | West of the tracks, plus the older streets east of them | Anywhere a remodel or a newer home lists |
| What to do first | Line up a pre-approval and set a repair limit | Choose between more floors and a settled street | Decide which finished feature you are paying for |
No page is the right one by default. Name the one or two things you must have, and the local partner agent can tell you which cap to shop. Send me those and I will pass them on.
The towns next door
What does under $400K buy in the towns next door?
The towns beside Roy each keep their own price pages. Below, see where under $400K falls in the four closest, and which page to open in each.
Each row's gold line marks where Under $400K ends.
Every figure is taken from that town's own price page, and the source is listed. Drive times come from the Utah drive times tool.
Part 3 of 3
Buying near Roy's middle
A four-step play
A four-step play
How to shop at Roy's middle price
The plan is to be ready before the right home lists.
Get a pre-approval letter first
A pre-approval shows a seller you can close. Get it before you fall for a listing, so your partner agent can write an offer the day a good rambler lists.
Set your repair limit
Settle how much repair work you can take on, and price the fix-up before you offer. Then list the one or two things you must have, such as a main-floor primary suite or a two-car garage.
Turn on alerts
An email alert tells you the day a matching home lists.
Tour with someone who knows recent sales
Ask what a kitchen refresh, a new roof or a panel upgrade added to the price of nearby sales, and what the lack of one costs. Then read the buying process and making an offer guides for the steps.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Quick answers
Under $400K in Roy, answered
Most are older ramblers and split-levels east of the tracks, plus some 1980s homes west of the tracks. A rambler is the Utah word for a single-story home. Each week looks different, so check the Homes for Sale page for what is listed today.
It is a little above. The Census puts the typical Roy home at about $383,000 (U.S. Census ACS 2020-2024), which is what owners say their homes are worth, so treat it as a guide and not a sale price.
No. This page already holds every Roy home under $400K, the lowest prices included. To narrow it, set a lower price on the map search.
Yes, for homes built before 1978. About 42% of Roy homes were built before 1980, so you will see the notice often. Read it before you offer.
Check the roof, sewer line, electrical panel and furnace on a rambler from the 1950s to the 1970s. About 42% of Roy homes were built before 1980, so these checks come up often. Price any repair into your offer.
Have a pre-approval letter, a short list of must-haves, and a clear limit on repairs. With those, you can move when an updated home that fits lists.
Talk to Scott
Shopping around Roy's typical price, where condition is the real choice?
Send your price and your must-haves my way. The local partner agent can watch for updated ramblers and homes that need work, and explain what each asking price is paying for.
How it works in Roy
- Found a Roy home worth a closer look? Send it overName any Roy home from this page. A partner agent I trust takes a look, and I tell you what to check before you make an offer.
- Someone local at the showingFor showings, offers and closing, I bring in a partner agent I trust in Weber County. The choice of agent stays yours.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can flag a financing problem with a home before you offer.
- A reply within a dayAsk about any listing here by call or text, and I reply inside one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.