Over the last decade Bountiful has quietly evolved from sleepy orchard town to commuter haven, and 2025 data show the median single-family sale price at $590,000, up 7.2 % year-over-year. Entry-level buyers target the Central Bountiful grid (84010) where 1,400-sq-ft post-war homes trade at $480–520k; move-up shoppers gravitate to the East Bench near Muller Park where custom rambler ranches command $700-850k. Condos and townhomes—still scarce—hover near $400k along Legacy Parkway, and many qualify for USDA Rural Development because Davis County lines snake through the area.

Inventory sits at a 10-year low: only 1.3 months of supply versus the balanced 5-month mark. Multiple offers are routine, with bid escalations averaging 2.8 % above list. Sellers often request 21-day closings, which is why NMHL maintains a same-day underwriting turn in our nearby West Valley City operations center. Appraisal gap language is now standard; budgeting $10-15k to bridge low appraisals keeps your offer competitive on the heavily wooded lots skirting the Bountiful Ridge.

• Central Bountiful / 500 South Corridor: Walkable to Main Street cafés and the library. Expect 1950s brick ramblers at $475-525k. Great for FHA 3.5 % down and the Utah Housing Corp grant; cash flow works for first-time buyers earning $85-95k.
• Woodland Park & North Canyon: Larger 0.3-acre lots, mountain views, and quick access to Mueller Park trailhead. Homes run $650-750k. Popular with dual-income families leveraging conventional 5 % down and seller-paid PMI.
• Steed Creek / Cherry Hill: Newer builds (2005-2022), covenants, and HOA trails. Pricing starts at $700k. NMHL’s jumbo 10 % down program up to $1.1M lets you keep liquid reserves for landscaping and ski passes.
• West Bountiful (city limits): Small-town feel, larger animal lots, FrontRunner station. Median near $550k. Many properties still fall within USDA map, opening zero-down possibilities even 12 miles from Salt Lake.

Investors note: accessory dwelling units are legal in most R-1 zones since Bountiful adopted Utah’s SB-174 reform, boosting rents to $1,400-1,600 for basement apartments—factor that income into your DTI with NMHL’s boarder-rent calculation.

Utah Housing Corp runs four assistance products that layer cleanly with FHA, VA, or conventional financing. The most popular is FirstHome, offering $15,000 in down-payment help at 0 % interest, forgiven after 15 years of occupancy. Income cap for a family of four in Davis County is $107,600 for 2025, and purchase price must stay under $526,700. NMHL pairs FirstHome with the FHA 3.5 % program so your cash-to-close on a $450k condo can drop to $1,000 plus inspection.

Davis County’s smaller HOME Program adds $7,500-$10,000 for households at or below 60 % AMI. Because Bountiful contributes annual block-grant dollars, the pool usually refreshes each July—apply early because funds are committed first-come. Veterans can stack the Utah Veteran Grant ($10,000 at 0 % interest, deferred) on top of VA zero-down, trimming closing costs to appraisal, inspection, and escrow setup—roughly $2,000 on a $500k purchase.

Teachers, EMTs, and police may qualify for “Good Neighbor Next Door” if a HUD-owned home surfaces in the target area; unfortunately Bountiful rarely posts inventory, but we watch the list daily and can pivot you to similar grants in Clearfield or Layton.

With tech consulting, wellness influencers, and seasonal tourism, roughly 18 % of Bountiful applicants can’t qualify on standard W-2 documentation. NMHL’s 12-Month Bank Statement program uses personal or business statements to calculate income, no tax returns required. Loan amounts reach $1.5M with as little as 10 % down and scores as low as 620. We average the last 12 months of deposits, apply a 50 % expense factor for sole proprietors, and can close in 21 days.

If credit dings are the hurdle, our Fresh-Start Portfolio loan accepts 550 middle score with 15 % down, two months of liquid reserves, and no bankruptcies or foreclosures within the past 24 months. Recent clients include a landscaper who went from 570 to 610 during our rapid-rescore program and closed on a $525k rambler near 400 East with only $78,750 down and seller-paid closing costs.

We also underwrite VA IRRRLs for veterans who bought with high rates in 2022-2023; the program needs no appraisal or income docs and can drop your payment $250-350 per month—popular with Hill AFB retirees around South Main.

Davis County’s 2024 certified rate is 0.0080 (0.797 % of fair market), ranking it among Utah’s lowest. On the $590k median, expect an annual tax bill near $4,700, paid in arrears and split into four installments: Nov 15, Jan 31, March 31, May 31. Utah’s Truth-in-Taxation statute forces municipalities to publish any increase hearing, so spikes are predictable—rarely above 3 % per year.

Homeowner’s insurance in Bountiful averages $1,050 annually, but wildfire risk in the East Bench wildland-urban interface can add $300-500. Lenders require hazard and generally escrow taxes + insurance, so budget roughly $500-550 per month on top of principal and interest. Flood zones are minimal—only a sliver near Mill Creek—but if FEMA maps change we can run an elevation certificate and still close in most cases.

Veterans with 10 % disability receive a $283,755 taxable-value reduction, saving approximately $2,250 per year. We automatically pull VA disability letters during pre-approval so your DTI reflects the lower tax escrow.

Bountiful lies almost entirely within Davis School District, the state’s second-largest and perennially ranked “A” for test proficiency. Boundaries feed into four elementaries—Bountiful, Oak Hills, Holbrook, Muir—then onward to South Davis Jr. High and Viewmont High. Homes zoned Viewmont command a 5-7 % premium over those assigned to Bountiful High, largely because of AP program accolades and lacrosse championships. If resale potential matters, request the boundary map from us; we keep an overlay synced with the district’s annual rezoning proposals.

Inventory is tightest within the Oak Hills boundary (900-plus students, 9/10 GreatSchools). A 1,900-sq-ft split-entry on 1300 East listed at $525k this spring drew 14 offers and closed $42k over ask. NMHL’s appraisal-gap guarantee—we’ll cover up to $25k shortfall on qualifying loans—helped our clients secure the winning bid without liquidating retirement accounts.

Charters also abound: Legacy Prep and Peak accept open enrollment, so even homes outside the “coveted” zones still hold value for families planning alternate education routes.