Is Pleasant View, Utah a Good Place to Live? An Honest Local Guide

How many people live in Pleasant View, Utah? About 11,217. That's small enough to feel like a town and close enough to Ogden for everyday errands. Here's what living there is really like.

How Many People Live in Pleasant View, Utah?

About 11,217 people live in Pleasant View, Utah, according to the U.S. Census Bureau's American Community Survey 2024 5-Year Estimates. It's one of the smaller cities in northern Weber County.

According to the U.S. Census Bureau, Pleasant View's population is 11,217 in the ACS 2024 5-Year Estimates. That number is an average over five years of survey data, so treat it as a reliable snapshot rather than a live headcount.

To put it in perspective, Ogden has 87,413 residents and Layton has 83,286 in the same survey. Pleasant View is roughly one-eighth the size of Ogden. Even nearby Roy (38,993) is more than three times bigger.

That size shapes daily life. You'll run into neighbors at the store, traffic stays light on most residential streets, and the city doesn't have the big retail corridors you find in Layton or Riverdale. For most people asking how many people live in Pleasant View, Utah, the real question is whether it feels small. It does, in a good way for some and a limiting way for others.

Where Pleasant View Sits in Weber County

Pleasant View is at the far north end of Weber County, tucked below Ben Lomond Peak, with North Ogden to the south and Farr West and Harrisville to the west and southwest.

Pleasant View is the northern edge of the Ogden-area suburbs. Drive much farther north on Highway 89 and you leave Weber County for Box Elder County and the Willard area.

Its neighbors matter, because you'll use them. North Ogden sits just south and carries a lot of the grocery and dining options residents rely on. Farr West lies to the west toward I-15. Downtown Ogden is the go-to for bigger shopping, hospitals, restaurants, and nightlife.

The east side of town climbs onto the bench toward the mountains. The west side flattens out toward farmland and newer subdivisions. That split gives you two pretty different feels within one small city.

For the bigger picture of every city around it, see our Weber County community guide.

Is Pleasant View, Utah a Good Place to Live?

Yes, for buyers who want quiet neighborhoods, mountain access, larger homes, and a small-town feel. It's less ideal if you need cheap housing, lots of rentals, or the shortest possible drive to Hill AFB.

Here's the honest version. Pleasant View is a high-income, high-value, owner-occupied community. The Census numbers back that up, and so does what you see driving through: well-kept yards, newer construction, and lots of families.

What people love most:

• The mountains are right there. Ben Lomond Peak frames the east side, and trail access is close.
• It's calm. Small population, residential streets, little through-traffic.
• Space. Many neighborhoods offer bigger lots than you'll find in older Ogden-area cities.

What gives people pause is cost and distance. A median home value near $600,000 is a real barrier for many buyers, and Pleasant View sits at the opposite end of the county from Hill Air Force Base. Both points get their own sections below.

What Homes Cost in Pleasant View

Pleasant View's median home value is $593,400 (Census ACS 2024 5-Year Estimates), about $237,800 higher than Ogden's $355,600 and close to Davis County's priciest cities.

The U.S. Census Bureau puts Pleasant View's median home value at $593,400 in the ACS 2024 5-Year Estimates. That's well above Ogden ($355,600), Roy ($383,000), and Layton ($477,700).

Pleasant View lands in the same tier as the Davis County cities people usually think of as expensive. Kaysville's median is $623,700 and Farmington's is $650,700. Bountiful, at $532,200, actually comes in lower.

One caution: a Census median reflects what owners think their homes are worth, averaged over five years. Current list prices can run higher or lower. For today's actual inventory, browse live MLS listings and filter by Pleasant View.

Incomes and Affordability: The Part Most People Miss

Pleasant View's median household income is $129,462, so its homes are pricey but not out of line. Its price-to-income ratio is about 4.6, lower than Ogden's roughly 4.9.

Price alone doesn't tell you whether a city is "expensive" for the people who live there. Income does. Census data shows Pleasant View's median household income at $129,462, the second highest in our comparison group behind Kaysville ($133,026).

Divide median home value by median income and you get a quick affordability check. Pleasant View comes out around 4.6. Ogden is about 4.9, Clearfield about 5.0, Bountiful about 5.1, and Farmington about 5.1. Only Roy, at roughly 4.2, scores noticeably better.

What that means for you: if your household earns near Pleasant View's median, the town is relatively balanced. If you earn closer to Ogden's median of $72,575, Pleasant View will stretch you hard. The ratio describes residents, not newcomers, so run your own numbers with a lender before falling for a listing.

Pleasant View vs. Nearby Cities at a Glance

Compared with Ogden, Roy, Layton, and Davis County cities, Pleasant View is the smallest, has the second-highest income, and the third-highest home value in this group.

Here's how Pleasant View stacks up, using the same Census source for every city so the comparison is apples to apples.

Source: U.S. Census Bureau, ACS 2024 5-Year Estimates.

The takeaway: Pleasant View is basically a Kaysville-style community on the Weber County side. If you like Kaysville or Farmington but want to be farther north, Pleasant View belongs on your list.

What Kind of Housing You'll Find

Expect mostly single-family homes, many built in newer subdivisions, plus some older homes on larger lots. Rentals are limited, and the Census median gross rent is $1,741.

Pleasant View is overwhelmingly a single-family-home town. You'll find two broad types:

• Bench homes on the east side with mountain views, slopes, and often older, larger lots.
• Newer subdivisions on the west side, built more recently on former farmland, with modern floor plans and smaller yards.

Rentals are harder to find. When they do pop up, they tend to be houses rather than apartment units. The Census median gross rent is $1,741, second only to Farmington ($1,769) in our comparison and about $525 more than Ogden's $1,216.

If you're relocating and want to rent first, you may have better luck in North Ogden or Ogden while you learn the area, then buy in Pleasant View once you know which side of town you like.

Daily Life: Schools, Errands, and the Outdoors

Pleasant View is served by Weber School District, leans on North Ogden and Ogden for most shopping, and offers some of the easiest mountain and trail access in Weber County.

Schools. Pleasant View is part of the Weber School District, and Weber High School is located in the city. School boundaries can shift, so confirm the assigned schools for any specific address with the district before you write an offer.

Errands. Pleasant View has some local businesses, but most residents run to North Ogden for groceries and everyday stops and to Ogden for bigger shopping and medical care. If having a Target five minutes away matters a lot to you, factor that in.

Outdoors. This is where Pleasant View shines. The foothills are close, trailheads sit near the bench neighborhoods, and the ski resorts up Ogden Canyon are a reasonable drive. Families who hike, bike, hunt, or just want a mountain view from the kitchen window tend to love it here.

Local services. County records, property information, and many public services run through Weber County. Property tax details are their own topic, so we cover them in a separate post.

Pleasant View for Hill AFB Military Families

Pleasant View works for military families who value space and quiet, but it sits at the far north end of the commute. Roy, Clearfield, and Layton are closer to Hill AFB's gates.

Hill Air Force Base sits on the Davis-Weber county line, south of Ogden. Pleasant View is at the opposite end of Weber County, so your drive will be noticeably longer than from Roy or Clearfield. How long depends on your gate, your shift, and the route, so test-drive it at rush hour before you commit.

Price is the other factor. Pleasant View's $593,400 median value is far above Roy's $383,000. Many service members using a VA loan can still buy here, but the higher price affects your monthly payment. VA loan rules are covered in their own post and on the VA's home loan page.

Who it works for: senior NCOs, officers, and civilians on longer assignments who want to plant roots, or families where one spouse works in Ogden or Box Elder County. For the full move checklist, see our PCS relocation guide for Hill AFB.

Who Pleasant View Is Right For (and Who It Isn't)

Pleasant View fits families and move-up buyers who want space, mountain access, and quiet. It's a poor fit for tight budgets, renters, short Hill AFB commutes, or people who want walkable nightlife.

Let's be straight about it. Pleasant View is a great town, but it isn't the right town for everyone.

Pleasant View is a strong fit if you:

• Are a move-up buyer with equity from a previous home.
• Want a larger lot, a newer home, or a mountain view.
• Have a household income near the local median of $129,462.
• Prefer quiet streets over being close to shopping and restaurants.
• Work in Ogden, North Ogden, or toward Box Elder County.

Pleasant View is probably not your best fit if you:

• Are a first-time buyer working with a tight budget. Roy, Clearfield, or parts of Ogden will give you more house for the money.
• Need to rent. Inventory is thin and rents run high.
• Commute daily to Hill AFB on an early shift and want the shortest drive possible.
• Want a walkable downtown with bars, coffee shops, and nightlife. That's Ogden's 25th Street, not Pleasant View.

None of that is a knock on the town. It's just about matching the place to your life.

The Honest Drawbacks of Living in Pleasant View

The main downsides are high home prices, few rentals, limited in-town shopping, and distance from Hill AFB and Salt Lake City. Winter weather on the bench can also be tougher than lower areas.

Every town has trade-offs. Here are Pleasant View's:

1. Price of entry. At a $593,400 median value, Pleasant View is one of the costliest places to buy in Weber County.
2. Thin rental market. Few apartments, and a median rent of $1,741.
3. Driving for most things. Groceries, dining, and big-box stores are mostly in North Ogden or Ogden.
4. Distance south. Hill AFB, Layton, and Salt Lake City all mean longer drives than from Davis County.
5. Bench weather. Homes higher on the east side can see more snow and wind than the valley floor. A good snowblower is not optional.

If none of those bother you, Pleasant View may be exactly what you're looking for. If two or three of them do, look at neighbors like Farr West or North Ogden for a similar feel at different trade-offs.

How to Shop for a Home in Pleasant View

Decide bench versus west side first, test-drive your commute at rush hour, confirm school boundaries by address, and get pre-approved before touring, since good homes here move quickly.

A few local tips make the search smoother:

1. Pick your side of town. East bench means views and slopes. West side means newer builds and flatter lots. Tour both before you narrow down.
2. Drive the commute. Do it at the actual time you'd leave for work, not on a Saturday afternoon.
3. Check the address, not the city. School assignments and HOA rules vary street to street.
4. Get pre-approved early. At these price points, a strong pre-approval helps your offer stand out.

Want a deeper look at moving to Northern Utah? Grab our free 208-page relocation guide, then explore the Pleasant View community page for neighborhoods and local details.

Donald I. Gomez

Broker · The DIG Team at Elevation RE · Weber & Davis County

Donald helps buyers, sellers, and PCSing military families move across Northern Utah — from Ogden to the Wasatch. A longtime Hill AFB-area local, he tours new builds and resale homes every week on his YouTube channel.

Full bio → YouTube Call (801) 603-5213