Investment Properties in Ogden, UT

Ogden is the seat of Weber County, Utah, and sits at the northern end of the Wasatch Front roughly 35 miles north of Salt Lake City. The 2026 Ogden housing market is best understood as the most affordable major Wasatch Front entry point, with median single-family prices that materially lag Salt Lake City, Park City, and even Provo while sharing in the broader Front's job-growth tailwinds and demographic in-migration. As of March 2026 the median single-family sale price in Ogden sat near $415,000, roughly 21% below the Salt Lake metro median of $525,000 and meaningfully below Davis County peers like Layton and Bountiful.

Demand drivers in Ogden are anchored by four pools. Hill Air Force Base, roughly 25,000 employees concentrated in adjacent Roy and Layton, produces steady PCS-driven and federal-civilian workforce-rental demand across Weber and Davis counties. Weber State University, with roughly 30,000 students, generates the most consistent student-housing demand outside of the University of Utah, and the recently expanded WSU Davis campus in Layton has added incremental demand. The Intermountain Healthcare McKay-Dee Hospital complex and Ogden Regional Medical Center anchor the healthcare workforce. And the Wasatch Front outdoor-recreation economy: Snowbasin Resort, Powder Mountain, Pineview Reservoir, and the Ogden River, produces steady spillover demand from Salt Lake and Park City residents priced out of those higher-cost markets.

On the supply side, Ogden is more buildable than the Salt Lake metro core but still meaningfully constrained by Wasatch Front geography. New construction is concentrated in West Ogden, the Mountain Green / Morgan County corridor to the east, and the Marriott-Slaterville and West Haven submarkets. Active inventory has rebuilt from 2022 lows of roughly 280 to a steady-state 540-620 listing range through 2025-2026, equating to 2.7-3.2 months of supply, balanced-to-seller territory. Days on market has stretched from the 18-day pandemic lows to a more sustainable 42-55 day band, and sale-to-list ratios have settled near 99.0%.

For investors, Ogden in 2026 offers one of the more credible mid-cost cash-flow-plus-appreciation profiles in the Mountain West. Single-family rental yields run 5.5-7.0% gross on properly underwritten acquisitions in the $325K-$450K band, the Weber State student-housing market produces higher gross yields with materially higher operating intensity, and the medium-term-rental angle around Hill Air Force Base and the McKay-Dee Hospital corridor has matured into a credible niche. Short-term rentals near Snowbasin and Powder Mountain produce credible cash flow but require careful underwriting of the meaningful 2023-2024 STR supply growth across the Ogden Valley.

Ogden posted a 2.6% year-over-year median sale price increase to $415,000 through Q1 2026, building on the 1.8% gain of 2024-2025 and recovering meaningful ground from the 2022-2023 affordability compression. Active inventory in the city held near 580 listings, equating to roughly 2.9 months of supply, balanced market territory. Days on market compressed from 54 a year earlier to 48 as buyer urgency returned alongside stabilizing 6% mortgage rates. Closed sales rose 5.8% year-over-year through Q1 and pending sales jumped 8.4% in March 2026. The sale-to-list ratio held near 99.1%, and multiple-offer activity returned in roughly 33% of Ogden closings during spring 2026, clearly improved from 2024 but still well off the 65%+ peak-cycle highs of 2021-2022.

The most consequential recent shifts in Ogden are the continued Hill Air Force Base workforce stability driving Davis County overflow demand into Weber County, the steady Weber State University enrollment growth around the 30,000 mark, and the maturation of the Ogden Valley STR market following the 2023-2024 supply-growth peak. Snowbasin Resort and Powder Mountain (under new ownership and capital-investment commitments) continue to drive ski-economy demand into the Eden / Liberty / Huntsville corridor, though Ogden Valley STR ADR and occupancy have stabilized after compressing during the supply ramp. On the broader market, mortgage rates near 6% have re-engaged the move-up buyer pool, Utah's ongoing in-migration from California and the Pacific Northwest continues to support steady demand, and total Weber County transaction volume is on pace for a 6-8% increase in 2026.

Ogden in 2026 is one of the most credible mid-cost Wasatch Front investor markets. The opportunity set splits into four buckets: workforce single-family rentals near Hill Air Force Base and the McKay-Dee Hospital corridor for the most reliable cash flow, Weber State student-housing exposure in University Village and the 24th-Street corridor for higher gross yields, Ogden Valley short-term rentals near Snowbasin and Powder Mountain for tourist-economy upside, and new-construction $375K-$475K single-family product in West Haven and Marriott-Slaterville for owner-occupant resale. The structural drivers: Hill AFB workforce stability, Weber State enrollment, McKay-Dee healthcare, ongoing Utah in-migration, and the maturing outdoor-recreation economy, produce one of the better risk-adjusted Mountain West setups for 2026. Investors should underwrite Ogden Valley STR product honestly against the 2023-2024 supply growth, but the broader Ogden market remains one of the few sub-$450K Wasatch Front options.