Mortgages in Weber County, Utah: A 2025 Overview

Weber County Housing Market Snapshot

The Weber County housing market in 2025 shows signs of stabilization after years of rapid price growth. According to recent data, the median home list price in April 2025 was $486,313, a 3.1% decrease from the previous month, with a median price per square foot of $232. The average listing age for homes is 69 days, down 2.8% from March, indicating a moderately active market. With 1,523 homes for sale, inventory remains relatively tight, though not as constrained as in nearby Salt Lake County, where demand has driven prices higher.

Home prices vary by size:

• 2-bedroom homes: Increased by 5.0% month-over-month.

• 3-bedroom homes: Decreased by 3.0%.

• 4-bedroom homes: Decreased by 5.5%.

• 5-bedroom homes: Decreased by 2.7%.

The county’s affordability, with a median home value of $436,600 in 2022 and property taxes averaging 0.63% of assessed value, makes it attractive for young professionals and families. Cities like Ogden, Roy, and South Ogden stand out for their diversity and lower cost of living compared to the national average. For example, Ogden’s median home value is $170,100, with 58% of residents owning their homes, while Roy’s is $191,800, with 84% homeownership.

Mortgage Rates in Utah and Weber County

Mortgage rates in Utah have stabilized in 2025 after significant fluctuations in recent years. As of May 2025, average rates for common loan types in Utah include:

• 30-year fixed: 6.976%

• 15-year fixed: 5.941%

• 5-year adjustable-rate mortgage (ARM): 7.162%

Refinance rates have dipped below 7%, making it an appealing option for homeowners who secured loans at higher rates (e.g., 8% in 2022–2023). However, those with loans from the low-rate era (below 4% during the pandemic) are unlikely to benefit from refinancing.

Local lenders, such as Weber Credit Union and Utah First Credit Union, emphasize personalized service and competitive rates tailored to Weber County’s market. Getting preapproved is critical in this market, as it signals to sellers that you’re a serious buyer and provides accurate loan pricing based on your financial profile.

Mortgage Programs and Assistance in Weber County

Weber County offers several mortgage programs to support homebuyers, particularly first-time buyers and those with moderate incomes. Here are some key options:

1. Weber County First Time Homebuyer Program

In partnership with the U.S. Department of Housing and Urban Development (HUD), Weber County provides up to $5,000 in assistance for qualified first-time homebuyers. These funds can cover closing costs or down payments and are secured as a lien against the property for five years, after which the amount is forgiven. This program is ideal for buyers needing help with upfront costs in a market where closing costs average 1.49% of a home’s value.

2. Utah Housing Corporation Programs

The Utah Housing Corporation (UHC) offers statewide programs accessible to Weber County residents:

• FirstHome: For first-time buyers with a credit score of 660 or higher, offering low interest rates and up to 6% of the loan amount for down payment and closing costs. Eligible for FHA or VA loans.

• HomeAgain: For buyers (including non-first-timers) with a credit score of 660 or higher, with no purchase price limit and 6% assistance for down payment and closing costs.

• Score: For buyers with a credit score of 660 or higher, offering conventional loans without mortgage insurance and 5% assistance for down payment and closing costs.

3. FHA, VA, and USDA Loans

• FHA Loans: Require a minimum credit score of 580 and a 3.5% down payment, making them accessible for buyers with lower credit scores.

• VA Loans: Available to veterans and active-duty military, these loans require no down payment or mortgage insurance but include a funding fee (1.25%–3.3%).

• USDA Loans: For rural properties in Weber County, offering 100% financing for low- to moderate-income buyers in eligible areas.

4. Reverse Mortgages and Home Equity Loans

For seniors or homeowners looking to tap equity, reverse mortgages and home equity loans are available through lenders like Pineapple Mortgage and Flagstar Bank Home Lending in Ogden. These options suit retirees or those facing large expenses, especially since over 40% of Utah homes are “equity rich” (mortgage balance ≤50% of home value).

Challenges and Considerations

Despite its affordability relative to Salt Lake County, Weber County faces challenges:

• Tight Inventory: While less severe than in 2021–2022, limited home supply continues to drive competition, though bidding wars have subsided.

• Rising Costs: The median salary needed to purchase a home in Utah has risen from $70,000 in 2015 to $97,000 in 2020, and likely higher in 2025, reflecting increased housing costs.

• Economic Factors: Utah’s strong job market, with nearly half of the state’s jobs in Salt Lake and Weber Counties, fuels demand but also pushes prices.

Buyers should also budget for ongoing costs:

• Property Taxes: Weber County’s average effective rate is 0.63%, with median annual taxes of $2,405 for mortgaged homes.

• Homeowners Insurance: Annual premiums vary but are a critical expense to factor in.

• Closing Costs: Expect to pay around 1.49% of the home’s value, though assistance programs can offset this.

Tips for Navigating Mortgages in Weber County

1. Shop Around for Rates: Small differences in interest rates can save thousands over a loan’s life. Compare offers from local credit unions (e.g., Utah First) and national lenders like Rocket Mortgage.

2. Get Preapproved: A preapproval strengthens your offer and clarifies your budget.

3. Explore Assistance Programs: First-time buyers should apply for the Weber County First Time Homebuyer Program or UHC loans to reduce upfront costs.

4. Consider Loan Types: FHA or VA loans may be ideal for first-timers, while conventional loans suit those with strong credit.

5. Factor in All Costs: Use a mortgage calculator to estimate monthly payments, including taxes and insurance.

6. Work with Local Experts: Lenders familiar with Weber County, like Weber Credit Union, offer insights into the local market.

Conclusion

Weber County’s housing market in 2025 offers a blend of affordability and opportunity, with median home prices below those of Salt Lake County and a range of mortgage programs to support buyers. While challenges like tight inventory and rising costs persist, strategic planning—such as leveraging assistance programs, comparing rates, and getting preapproved—can make homeownership achievable. Whether you’re a first-time buyer in Ogden or a retiree exploring reverse mortgages in Roy, Weber County’s mortgage landscape provides diverse options to meet your needs.

For more information, contact local lenders or visit resources like the Utah Housing Corporation (https://utahhousingcorp.org) or Weber County’s housing programs (https://www.fha.com).