South Weber Utah House For Sale With NO HOA — $789,775 Nilson Homes Build Near Hill AFB

A brand-new Mountain Modern home in South Weber, Utah with no HOA, an oversized 0.36-acre lot, and Hill AFB just minutes away. Here is everything you need to know about this $789,775 Nilson Homes custom build.

What Makes This South Weber Utah Home For Sale With No HOA Stand Out

It is a brand-new, two-story Mountain Modern custom build by Nilson Homes in the Riverwood community of South Weber, listed at $789,775, sitting on an oversized 0.36-acre lot with absolutely zero HOA fees.

Three things almost never show up together in a new Northern Utah build: brand-new construction, a big lot, and no HOA. This one has all three.

Most new communities along the Wasatch Front hand you a small lot and a mandatory homeowners association. That association comes with monthly dues, design committees, and a rulebook about what you can park in your own driveway.

This Riverwood home skips all of that. You get the finished-today feel of a custom build, plus the freedom of an older, unrestricted neighborhood.

Add the 0.36-acre lot and the premium upgrades packed into the home from top to bottom, and you have a listing that is genuinely hard to duplicate at $789,775 anywhere in this part of Davis County.

Where Is the Riverwood Community in South Weber, Utah?

Riverwood is a newer neighborhood in South Weber, a small Davis County city tucked between Hill Air Force Base, the Weber River, and the mouth of Weber Canyon in Northern Utah.

South Weber is one of those cities people drive past for years before they finally look at it. Then they see the price-to-lifestyle math and never leave.

The city sits on a bench above the Weber River. To the south is Hill Air Force Base. To the east is Weber Canyon and the I-84 corridor. To the north and west are Riverdale, Uintah, and the rest of Weber County.

That location does a lot of work for you:

• Base access — most Hill AFB gates are a short drive, not a commute.
• Freeway access — I-84 and I-15 are both close, so Ogden, Layton, and Salt Lake are all reachable.
• Mountain access — the canyon is right there, and the ski resorts are up it.

You can see current inventory, price trends, and neighborhood detail on our South Weber community page.

What Does "No HOA" Actually Save You?

No HOA means no monthly dues, no board approval for your paint color or shed, and no restrictions on parking an RV, boat, or work trailer. Dues in comparable Utah neighborhoods commonly run $25 to $150 a month.

People hear "no HOA" and think of it as a nice bonus. It is bigger than that.

Dues are real money. At $100 a month, that is $1,200 a year, or roughly $36,000 across a 30-year ownership window — and dues almost never go down. That money also does nothing for your equity.

The freedom matters just as much. If you own a boat, a camp trailer, a side-by-side, or a work truck, an HOA is often the difference between parking at home and paying for storage every month.

One caution: no HOA also means no one else maintains anything. Snow, landscaping, and street-facing upkeep are yours. For most buyers looking in South Weber, that is exactly the trade they want.

Why a 0.36-Acre Lot Is a Big Deal in Northern Utah

New-build lots along the Wasatch Front keep shrinking as land costs climb. At 0.36 acres, this South Weber lot gives you a real backyard, usable side-yard access, and room to add what you want later.

Builders make the math work by fitting more homes on less dirt. That is why so many new subdivisions feel like the houses are shaking hands.

An oversized 0.36-acre lot changes how you actually live in the home. It gives you space for a trampoline and a garden and a patio, instead of picking one.

It also gives you future options that a small lot never will:

• Room for a detached shop, shed, or extra parking pad
• Space for a real gathering area or fire pit
• Distance between you and your neighbors' windows
• Room for pets and kids to run without leaving the yard

And because there is no HOA, you are not asking permission to use that land. You are just using it.

Land is the one part of a home you cannot upgrade later. A brand-new house on a big lot solves the hard problem and leaves the easy ones alone.

Who Builds It: Nilson Homes and What "Custom Build" Means

Nilson Homes is a Northern Utah builder. This Riverwood property is a two-story custom build, meaning the plan and finishes were chosen for this specific lot rather than repeated across a row of identical spec houses.

There is a real difference between a production home and a custom build.

A production home comes from a small menu of plans, repeated down the block. A custom build is designed around the lot, the views, and how the finishes work together.

You feel that difference in the details — where the windows land, how the ceilings are treated, which materials carry from the exterior into the entry.

When you tour any builder's home, ask these questions:

1. What is the written warranty, and how long does each part last?
2. Which items are standard and which were paid upgrades?
3. Who are the subcontractors for HVAC, plumbing, and electrical?
4. What is still being built nearby, and on what timeline?

Good builders answer all four without hesitating. I ask them on every new-construction showing I run, and I will ask them on this one for you.

What "Mountain Modern" Looks Like Inside and Out

Mountain Modern blends clean contemporary lines with natural materials — stone, warm wood, black metal, and oversized windows. This build carries that style throughout, with premium upgrades from top to bottom.

Mountain Modern is the dominant look in Utah luxury building right now, and for good reason. It fits the landscape.

Outside, you usually get a crisp roofline, a mix of stone and siding, dark window frames, and heavy timber or metal accents at the entry.

Inside, the style leans on light walls, warm wood tones, and big glass that pulls the mountains into the room. The finishes feel modern without feeling cold.

This is a two-story plan, so the design has vertical space to work with — which usually means a strong entry, an open main level built for gathering, and bedrooms tucked upstairs away from the noise.

The listing describes the home as packed with premium upgrades from top to bottom. That is the part worth seeing in person. Upgrade packages vary enormously between builds, and photos flatten the difference between good materials and great ones.

Is $789,775 a Fair Price in South Weber?

At $789,775 you are buying a brand-new custom build on an oversized lot with no HOA dues. In South Weber, new construction at this quality level regularly lists in the high $700,000s and above.

Price only means something in context. Here is the context that matters on this one.

You are not paying for an older home that needs a roof, a furnace, and a kitchen in eight years. Every major system is new, which reshapes your maintenance budget for the next decade.

You are also not paying HOA dues, and you are getting more land than a comparable new home usually includes. Both of those show up in long-run cost, not in the sticker price.

One more piece of Utah math to know: owner-occupied primary residences in Utah receive a residential exemption that reduces the taxable value of your home compared to a second home or rental. Ask me to run the estimated tax number for this address before you write an offer.

Want to compare it against everything else on the market right now? Browse live MLS listings and filter by South Weber and your price range.

Buying This Home on a PCS to Hill AFB

South Weber borders Hill Air Force Base, so gate access is short. According to the VA, most eligible buyers can purchase with no down payment — and with no HOA dues, more of your BAH goes toward your own equity.

If you are PCSing to Hill Air Force Base, South Weber is one of the shortest commutes in the entire market. That is the single biggest quality-of-life lever a military family can pull.

According to the U.S. Department of Veterans Affairs, VA-backed home loans typically require no down payment and no private mortgage insurance for eligible borrowers. On a $789,775 purchase, that changes what is possible.

Here is why no HOA matters so much on a military budget:

• HOA dues are counted in your debt-to-income ratio, so they reduce how much home you qualify for.
• Dues do not build equity, and you cannot recover them at resale.
• If you later rent the home out during a future PCS, HOA rules can restrict tenants — no HOA means no rental cap and no approval process.

New to the area? Start with our PCS relocation guide for Hill AFB. It walks through timelines, house-hunting leave, VA loan steps, and which neighborhoods fit which schedules.

South Weber Schools, Recreation, and Daily Life

South Weber students attend Davis School District schools. The city sits at the mouth of Weber Canyon, with quick access to the Weber River Parkway trail, hiking, fishing, and the ski resorts up the canyon.

South Weber is a small city with a quiet, established feel. It is not a sprawling bedroom community, and residents like it that way.

Families here attend schools in the Davis School District, one of Utah's largest districts. Boundaries can shift, so always verify the assigned school for a specific address before you buy.

The outdoor access is the real draw. The Weber River runs right below town. The canyon puts world-class skiing and summer trails within a short drive. And you are still close enough to Ogden for dinner, a game, or the airport run.

Day to day, you get:

• Trail and river access minutes from your door
• Fast I-84 and I-15 connections in both directions
• Shopping and services in Riverdale and Layton nearby
• A small-town city government and community feel

What to Check Before You Buy Any New Construction Home

Even on a brand-new build, order an independent inspection, read the builder warranty in full, confirm which features are standard versus upgrades, and verify lot lines, property taxes, and remaining construction nearby.

New does not mean flawless. I have found real issues in brand-new homes on the Wasatch Front — and finding them before closing is free, while finding them after is not.

Run this checklist on any new build, including this one:

1. Independent inspection. Hire your own inspector, not the builder's. Do it before your deadline expires.
2. Warranty in writing. Know what is covered at one year, two years, and ten years, and how to file a claim.
3. Upgrade list. Get a written list of what is included at the listed price.
4. Survey and lot lines. On a 0.36-acre lot, know exactly where your dirt ends.
5. Tax estimate. New construction is often assessed on land value first, then jumps. Budget for the full figure.
6. What's next door. Ask what is still slated to be built in Riverwood and when.

Also confirm the no-HOA status in writing. Some new subdivisions have no HOA but still carry recorded CC&Rs. Those are different documents, and you want to read both.

How Far Is This South Weber Home From Hill AFB, Ogden, and Salt Lake City?

South Weber sits minutes from Hill AFB's north side, roughly 10 minutes to the base, about 15 minutes to Ogden, and around 35-40 minutes to downtown Salt Lake City via I-84 and I-15.

Location is the quiet superpower of this Riverwood address. South Weber is tucked right where Weber and Davis County meet, with I-84 running along the south edge of town. That puts Hill Air Force Base within about a 10-minute drive for most South Weber neighborhoods, depending on which gate you use and what time you roll out.

Here is what a normal weekday looks like from this part of town:

• Hill AFB: roughly 8-12 minutes
• Downtown Ogden: about 15 minutes
• Layton Hills / Station Park shopping: 15-20 minutes
• Salt Lake City downtown: about 35-40 minutes off-peak
• Salt Lake International Airport: roughly 40 minutes
• Snowbasin Resort: about 30 minutes up the canyon

That short base commute matters more than people expect. A 10-minute drive instead of a 35-minute drive gives you back roughly 200 hours a year. For 12-hour shift workers and anyone on call, it is the difference between coming home for dinner and eating in the truck. You can confirm gate hours and base access details at hill.af.mil.

If you want to compare South Weber against nearby options, browse South Weber and the rest of Davis County before you tour. Drive times change a lot in just a few miles up here.

Can You Buy a $789,775 Home With a VA Loan?

Yes. Since 2020, VA loan limits were removed for buyers with full entitlement, so a qualified service member can finance a $789,775 home with zero down if income and credit support the payment.

This is the number one question I get from Hill AFB buyers looking at homes in this range. The short answer: full entitlement means no VA loan limit. You are limited by what you qualify for, not by a county cap.

A few things that actually decide whether this works for you:

• Entitlement status. If you have another VA loan open from a prior duty station, your remaining entitlement may require a down payment. Get this checked early.
• The funding fee. Typically 2.15% on a first-use, zero-down purchase and 3.3% on subsequent use. It can be rolled into the loan. Veterans with a service-connected disability rating are usually exempt, which is real money on a loan this size.
• BAH and income. Lenders count BAH as qualifying income, which stretches buying power meaningfully in the Ogden-Layton area.
• New construction rules. The home must appraise and meet VA Minimum Property Requirements, and a builder warranty is generally expected.

Details on eligibility and the Certificate of Eligibility are on the VA home loan page.

One practical note: some builders push their preferred lender with incentives attached. Those incentives can be worth taking, but always run a second quote from a lender who closes VA loans in Utah every week. A loan officer who has never handled a PCS timeline can cost you the house.

What Will You Need for Down Payment and Closing Costs?

On a $789,775 purchase, expect roughly $6,000-$16,000 in closing costs plus prepaids. VA buyers can put zero down; conventional buyers typically need 5-20%, or about $39,000-$158,000.

Cash to close is where deals get uncomfortable, so let's put real numbers on it. Here is how the down payment side looks at this price:

On top of that, budget for closing costs and prepaid items: lender fees, title and escrow, appraisal, recording, plus prepaid property taxes and the first year of homeowners insurance. In Northern Utah that commonly lands in the 2%-3% range on a purchase like this, though VA rules limit which fees a veteran can pay.

Two levers can shrink that number fast. First, seller-paid or builder-paid closing costs are very common on new construction right now, and builders often prefer giving a rate buydown or closing cost credit over cutting the sticker price. Second, a 2-1 temporary buydown can lower your payment for the first two years while you settle in.

Do not forget the after-closing money either. With no HOA, you own the landscaping, snow removal, and yard equipment on a 0.36-acre lot. Set aside a few thousand for a mower, a blower, and finishing whatever the builder leaves undone. Call me at (801) 603-5213 and I will build you a line-item estimate before you write an offer.

New Construction vs. Resale in Weber and Davis County

New builds like this Nilson Homes property offer warranties, modern efficiency, and no deferred maintenance. Resale homes usually cost less per square foot, come with finished yards, and close faster on a tight PCS timeline.

At $789,775 you are competing against some genuinely nice resale homes in Layton, Farmington, and South Ogden. So it is worth being honest about the tradeoffs.

Where this new build wins:

• Warranty coverage on structure, systems, and workmanship, so your first few years of surprise repairs are largely covered
• Current energy codes and modern insulation, which shows up on your utility bills every month
• Nothing deferred — no 18-year-old roof, no furnace on borrowed time, no aging water heater
• Finish choices if the build is still at a stage where selections are open

Where resale wins:

• Mature landscaping and fencing already paid for, which on a lot this size is easily a five-figure line item
• Faster, more predictable closing — critical when your report date is fixed
• Established neighborhoods where you can see who your neighbors are and how the street is maintained
• Often lower price per square foot for comparable space

The honest recommendation: tour both in the same week. Drive the resale options in Davis County and Weber County, then walk this one. Most buyers know within two showings which side they land on. You can filter both types on our listing search, and if you are relocating on orders, the Hill AFB PCS relocation guide walks through how to make a new-build timeline work around a report date.

Who This South Weber Home Fits Best — and Your Exit Strategy

This home fits dual-income families, senior NCOs and officers, and civilian defense contractors who want space, no HOA rules, and a short Hill AFB commute. Its rental appeal also makes it a solid PCS exit plan.

Not every buyer should stretch to this price point, so here is who this Nilson Homes build in Riverwood actually suits:

• Families who need real outdoor space — the 0.36-acre lot handles a shop, RV pad, trampoline, garden, and dogs without the neighbors' windows in your face
• Buyers who hate HOA rules — no architectural committee telling you what color to paint or where to park the boat
• Senior enlisted, officers, and defense contractors at Hill AFB with the income to support the payment and a desire to stay close to base
• Move-up buyers from Roy, Clearfield, or Riverdale who have equity and want their last house, not their next one

Now the part most agents skip: your exit. Military families move, and the smartest question to ask before you buy is who buys or rents this home when you leave.

South Weber has a genuinely strong answer. Limited buildable land, a tight school community, canyon access, and that base proximity keep demand steady. If you PCS in four years, you have two viable paths — sell into a market with constrained new supply, or rent to the next incoming Hill AFB family, since the commute that sold you sells them too. No HOA also means no rental restrictions to fight.

Want to see what similar homes have rented and sold for? Call or text (801) 603-5213 and I will pull the numbers for your specific scenario.

How to Tour This South Weber Home — or Find One Like It

Call The DIG Team at (801) 603-5213 to schedule a private showing of this Riverwood home, or browse live MLS listings to compare every no-HOA home currently for sale in South Weber and Davis County.

If this home is still available, I will walk it with you and point out the things a video cannot show — how the finishes hold up close, how the lot actually sits, and what the surrounding build-out looks like.

If it is already under contract, do not be discouraged. Homes like this one exist, but they move fast. I track new construction and no-HOA inventory across South Weber, Uintah, Riverdale, and the rest of the market, often before it hits the public sites.

Here is how to get started:

• Call or text (801) 603-5213 to set up a showing
• Search live MLS listings and save the ones you like
• Explore the South Weber and Davis County community pages
• Get pre-approved first — on a $789,775 purchase, a strong offer needs it

Whether you are relocating for Hill AFB or moving up from somewhere else in Northern Utah, the goal is the same: get you into the right home on the right lot at the right price.

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