Morgan County & Mountain Green

Mountain retreats, acreage, and the cabin lifestyle - just a canyon away from the Wasatch Front.

The Mountain Green Corridor

Morgan County occupies a unique position in the Northern Utah real estate landscape. Accessed primarily through Weber Canyon via I-84, this mountain corridor sits approximately 45 miles northeast of Salt Lake City yet feels worlds apart from the suburban Wasatch Front. Anchored by Mountain Green, the area serves corporate executives, defense contractors, and business owners commuting to Ogden, Layton, or Salt Lake City - buyers seeking luxury mountain homes, large-acreage properties, and recreational land with genuine mountain solitude.

Mountain Green & Morgan County Market Snapshot

According to the July 2026 Utah Association of REALTORS® report, Morgan County's median sales price reached $880,000 (+6.9% YoY and +26.6% QoQ over spring benchmarks; $685,000 YTD). Mountain Green executive homes average $837,000+ with active listing medians spanning $750,000 to $950,000+. Properties in Mountain Green average 29 to 45 days on market, with strong appreciation across the Weber Canyon corridor.

Development / Type Price Range
The Cottonwoods at Mountain Green $850,000 – $1,650,000
Cottonwoods building lots (fully improved) $350,000 – $365,000
De Moisy Peak & The Range estates $1,995,500 – $2,699,900
Rural land tracts (5-40+ acres) Varies by acreage & water rights

Premier Developments

The Cottonwoods at Mountain Green

The Cottonwoods is Morgan County's premier master-planned subdivision, featuring custom single-family homes on large mountain lots. Lots come fully improved with stubbed culinary water, secondary water, natural gas, and sewer connections - eliminating the septic and water rights uncertainty that defines much of rural Morgan County. Custom homes here range from $850,000 to $1,650,000, with fully improved building lots available from $350,000 to $365,000.

De Moisy Peak & The Range

The highest-end mountain estate developments in Morgan County, featuring custom architecturally distinctive homes priced from $1,995,500 to $2,699,900. These properties blend modern luxury - gourmet kitchens, spa-quality master suites, expansive outdoor living - with the natural privacy of mountain terrain and sweeping views of surrounding Wasatch peaks.

Cabins & Secondary Homes

Buyers in this market seek natural topography, proximity to outdoor recreation, and land parcel sizing rather than school district rankings or walkable retail. Properties range from rustic log structures on wooded acres to fully modern mountain retreats designed for year-round living. The growing work-from-home economy has accelerated demand from buyers wanting primary-residence-quality mountain homes rather than weekend-only vacation cabins.

Investment & Rental Potential

Mountain properties in Morgan County yield seasonal monthly rents from $2,900 to $5,600. However, high acquisition costs compress long-term cap rates to 3.2% to 4.5%. Morgan County restricts short-term rentals in single-family master-planned developments like The Cottonwoods via zoning codes and HOA CC&Rs, requiring minimum 30-day lease agreements in residential zones. Buyers seeking STR-friendly mountain properties should explore Ogden Valley's resort overlay zones.

Acreage & Recreational Land

Morgan County offers some of the most accessible large-acreage properties within the greater Wasatch Front market. Parcels ranging from 5 to 40+ acres are available for equestrian operations, hobby farms, private retreats, or future custom home construction. Buyers interested in raw land should be prepared to navigate slope management codes, percolation testing for septic systems, and culinary or secondary irrigation water rights - requirements that differ substantially from city-serviced lots in Kaysville or Farmington.

South Weber — Canyon Gateway

South Weber sits at the mouth of Weber Canyon on the Davis County side, acting as the gateway between the canyon and the valley floor. The median home price ranges from $577,500 to $620,000, with established single-family homes trading between $475,000 and $675,000 and custom rim properties reaching $769,775 to $885,000. South Weber appeals to buyers who want canyon-adjacent living with faster valley-floor access than Mountain Green proper.

Weber Canyon Access

The I-84 corridor through Weber Canyon provides reliable year-round access. The 15-minute drive from Mountain Green to Ogden and 35-minute drive to Salt Lake City make this a realistic commuter option. Snowbasin Resort sits just north of the corridor, adding premier ski access to the lifestyle equation. Buyers interested in ski-resort mountain living should also explore Huntsville and Eden in the Ogden Valley.

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