Jimmy’s office is in Bountiful. Here’s how VA and move-up loans work in south Davis — Bountiful, Centerville, North Salt Lake and Woods Cross — including the Salt Lake commute, FrontRunner at Woods Cross, and 2026 county loan limits.
South Davis County is where I keep my office, at 485 North 500 West in Bountiful. If you are buying in Bountiful, Centerville, North Salt Lake or Woods Cross — whether you are using a VA loan, moving up from a home you already own, or commuting into Salt Lake City — this page is the local starting point.
I am Jimmy Hobson, a loan officer with UMortgage, powered by NEXA Lending. I have closed 500 VA loans. I work with standard VA, FHA and conventional financing, and I am licensed in Utah, Idaho, Nevada, Wyoming, Texas and Oklahoma.
South Davis is not a first-ring Hill Air Force Base suburb in the same way Layton or Clearfield are, and it is not a blank-slate growth city. It is a string of established Wasatch Front communities between Salt Lake City and the rest of Davis County, tied together by Interstate 15, Legacy Parkway and the FrontRunner station in Woods Cross.
South Davis at a glance
County: Davis County. Public schools are in the Davis School District. Confirm attendance boundaries for a specific address with the district, because they do not always match city limits.
Cities on this page: Bountiful, Centerville, North Salt Lake and Woods Cross.
July 1, 2025 Census estimates: Bountiful 44,988, Centerville 16,480, North Salt Lake 23,588 and Woods Cross 11,429.
Common ZIP codes: Bountiful’s city hall uses 84010. Woods Cross, North Salt Lake and neighboring west-side addresses often share or sit next to other south Davis ZIPs. A ZIP code is not the same thing as a city limit — confirm the city and county on the purchase contract.
Your loan officer: Jimmy Hobson, NMLS 1514540, 485 North 500 West, Bountiful. Reach me through the contact page if you want to talk through a specific home or a pre-approval.
Population figures above come from the U.S. Census Bureau’s QuickFacts estimates for July 1, 2025. Bountiful’s estimate is down 1.8 percent from its April 1, 2020 estimates base, and Centerville is down 2.1 percent. North Salt Lake grew 2.5 percent over that period, and Woods Cross grew 0.5 percent. This is an established part of the Wasatch Front, not a boomtown.
Bountiful, Centerville, North Salt Lake and Woods Cross
Each city has a slightly different housing mix. The Census Bureau’s 2020–2024 American Community Survey figures below are estimates of owner-occupied home values and commuting — not a promise of what a house will list or appraise for today.
Bountiful
Bountiful is the largest of the four and the city where I work. The 2020 Census counted 45,762 residents. About 71.3 percent of occupied homes were owner-occupied in 2020–2024, the ACS median value of those homes was $532,200, and 14.9 percent of residents were 65 or older — a more established age mix than you will find in many north-Davis or west-Davis cities. The ACS estimated 1,506 veterans here in 2020–2024. Mean travel time to work was 22.8 minutes.
A lot of buyers I talk to in Bountiful are not starting from zero. They already own a home in south Davis or Salt Lake County and are moving up, moving laterally for a different street or school boundary, or using equity from a sale toward the next purchase. Older foothill and in-town houses can be excellent homes; they also reward a thorough inspection of systems that age, including the roof, plumbing, electrical and, when it fits the house, the sewer lateral.
Centerville
Centerville sits between Bountiful and Farmington along the same bench. The 2020 Census counted 16,884 residents. Owner-occupancy was high at 88.0 percent in 2020–2024, the ACS median owner-occupied value was $531,200, and 19.7 percent of residents were 65 or older — the oldest mix of the four cities. Mean travel time to work was 19.7 minutes, the shortest of the group, which fits a city that sits close to both the I-15/Legacy corridor and Salt Lake County jobs.
North Salt Lake
North Salt Lake is Davis County’s southern gateway, along I-15 and at the south end of Legacy Parkway where it meets Interstate 215. The 2020 Census counted 21,907 residents; the July 1, 2025 estimate is 23,588. Owner-occupancy was 66.8 percent in 2020–2024 — a larger renter share than the other three cities — and the ACS median owner-occupied value was $497,700. The 2022 Economic Census reported $385.8 million in transportation and warehousing receipts here, a reminder that the I-15 side of town is as much an employment and logistics corridor as it is a residential one. Mean travel time to work was 20.3 minutes.
Woods Cross
Woods Cross is the FrontRunner city for south Davis. Utah Transit Authority lists the Woods Cross FrontRunner station at 750 South 800 West. There is no FrontRunner station in Bountiful itself. The 2020 Census counted 11,410 residents in Woods Cross; the July 1, 2025 estimate is 11,429. Owner-occupancy was 81.0 percent in 2020–2024, the ACS median owner-occupied value was $497,400, and the 2022 Economic Census reported $145.2 million in transportation and warehousing receipts. Mean travel time to work was 20.0 minutes.
The Salt Lake commute, I-15, Legacy Parkway and FrontRunner
Most south Davis households are oriented toward Salt Lake City at least as much as toward northern Davis County. Interstate 15 is the main spine. Legacy Parkway (State Route 67) gives commuters a west-side alternative: the Utah Department of Transportation describes it as running from Interstate 215 in North Salt Lake to the Farmington area.
UDOT announced on March 26, 2026, that it is adding a lane in each direction of Legacy Parkway in the existing grassy median, from I-215 in North Salt Lake to the Farmington area. Construction began that month and is expected to finish by the end of 2026. If you commute that stretch, build a little extra time into your test-drive until the work is done, and check UDOT Traffic for current restrictions.
For rail, the closest FrontRunner stop for most of this area is Woods Cross. Farmington Station, at 450 North 850 West, is the next stop north if you are closer to Centerville’s north end. FrontRunner continues south into Salt Lake City (North Temple and Salt Lake Central) and north through Farmington, Layton and Clearfield.
Hill Air Force Base is farther north. The base’s own newcomers page says Hill is about 35 minutes north of Salt Lake City and 10 minutes south of Ogden, with Interstate 15 as the main access. From Bountiful or Centerville you are driving north through Farmington and Kaysville toward Layton, Clearfield and the gates — a longer trip than from Layton or Clinton and West Point, and a different daily pattern than living next to the base. Hill lists three gates: the South Gate on State Highway 193 just east of Clearfield’s I-15 Exit 334, the Roy Gate at Exit 338, and the West Gate east of the Clearfield-Sunset Exit 335. The South and West gates are open 24 hours.
If you want to live closer to base, read the Hill AFB VA home loans guide, Using BAH to Buy a Home Near Hill AFB and PCS to Hill AFB.
2026 loan limits in Davis County
Bountiful, Centerville, North Salt Lake and Woods Cross are all in Davis County, so they share the same county loan limits.
Conventional (conforming), one unit: $832,750 for 2026, from the Federal Housing Finance Agency’s county file. A loan above that amount is a jumbo loan.
FHA, one unit: HUD publishes a separate FHA maximum for the Ogden metro area that includes Davis County. Published 2026 figures for Davis County are $744,050. Confirm the current number in HUD’s FHA mortgage limits lookup before you rely on it.
VA: There is no VA county loan limit when you have full entitlement. County limits matter if you have used entitlement that has not been restored. See VA Loan Limits Explained for how that works.
FHFA and HUD reset these figures each year. I will use the official limit that applies to the property’s county and to the loan program you actually qualify for.
Loan programs south Davis buyers use
VA loans
If you are eligible, a VA loan can finance a primary residence with no down payment when you have full entitlement and you qualify. There is no monthly mortgage insurance. There is a one-time VA funding fee unless you are exempt. The home has to be your primary residence when you buy, and it has to meet VA’s minimum property requirements — something to plan for on older south Davis houses as well as newer ones. Start with How VA Loans Actually Work in 2026 if you want the mechanics.
FHA and conventional loans
FHA loans can allow a lower down payment than many conventional loans — often 3.5 percent down when you qualify — up to the FHA limit for the county. Conventional loans are a common fit for move-up buyers with equity, and some conventional options start at 3 percent down for eligible borrowers. I compare the programs that actually fit your credit, down payment, occupancy and the house, rather than forcing every file into one box.
Down payment help
I do not originate every assistance program you may read about online, and I will not describe a program I cannot offer. For statewide Utah Housing Corporation products, see Utah Housing Loans and Down Payment Assistance. Davis County’s own homeownership assistance loan is covered separately, including its current funding status, in Davis County Homeownership Assistance. The broader first-time buyer path is in the Utah First-Time Home Buyer Guide.
Utah also has a disabled-veteran property tax exemption that is separate from your mortgage. See Utah Disabled Veteran Property Tax Exemption.
What to know before you buy in south Davis
You can meet in person in Bountiful. The office is at 485 North 500 West. We can also work by phone, video and a secure application if that is easier.
The housing stock is mixed. Foothill streets in Bountiful and Centerville feel different from the I-15 employment corridor in North Salt Lake and Woods Cross. Tell me where you are looking so the loan strategy matches the house.
FrontRunner is in Woods Cross, not Bountiful. If rail is part of your commute, drive the trip to 750 South 800 West at the hour you would actually travel.
Legacy Parkway is under construction in 2026. UDOT is adding a lane each way from I-215 in North Salt Lake to Farmington, with work expected to finish by the end of the year.
Hill AFB is a northbound commute from here. If the base is your daily destination, compare this area with Kaysville, Layton and Clinton and West Point before you decide.
Look up BAH the official way. Use the Defense Travel Management Office’s BAH Rate Lookup. I do not publish unofficial dollar tables.
VA and PCS questions
Can I use a VA loan to buy in Bountiful or south Davis?
Yes, if you are eligible and the home will be your primary residence. South Davis is not a special VA zone. The same entitlement, occupancy, appraisal and credit rules apply here as elsewhere in Utah.
What if I get PCS orders after I buy?
A VA loan requires you to occupy the home as your primary residence when you buy. Many service members later rent the home after they relocate, but you should plan for that before you close — occupancy, local rental rules and whether the payment still works if your BAH changes all matter. See PCS to Hill AFB: Buying a Home From Out of State.
How do I look up BAH for Hill AFB?
Use DTMO’s official BAH Rate Lookup, then read Using BAH to Buy a Home Near Hill AFB for how lenders count it. Do not rely on a random chart you find in a search result.
Is south Davis a better fit than living closer to Hill?
It depends on where you work and what kind of neighborhood you want. South Davis favors a Salt Lake City commute, established streets and, for many buyers, a move-up purchase. If you need a short gate-to-driveway trip, look north toward Farmington, Kaysville, Layton or west Davis. West Haven is the west-Weber counterpart if you are comparing newer construction on the other side of the base.
Next step
If you want to buy in Bountiful, Centerville, North Salt Lake or Woods Cross, contact me or use Ask Jimmy. Please do not send pay stubs, tax returns or your Social Security number through the contact form or by email. If we work together, I will tell you the secure way to share documents. Related city pages: Kaysville, Clinton and West Point, and West Haven.
Sources
FHFA conforming loan limit values for 2026, including the Davis County one-unit limit of $832,750
UDOT, March 26, 2026: Legacy Parkway expansion from I-215 in North Salt Lake to the Farmington area
Hill Air Force Base newcomers page (location, surrounding communities and gates)
City of Bountiful (city hall at 795 South Main Street, Bountiful, UT 84010)
Sources checked November 11, 2026. Jimmy Hobson, NMLS 1514540, UMortgage, powered by NEXA Lending (NMLS 1660690). Licensed in Utah, Idaho, Nevada, Wyoming, Texas and Oklahoma. This article is general education, not a loan approval, rate quote or commitment to lend. Program rules, loan limits and construction schedules change, and approval depends on full underwriting.
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