What is an Oakley home worth?
Zillow put the typical Oakley home at $757,546 in data through August 31, 2026, up 5.1 percent in a year. Its median list price for August was $717,667, with 31 homes for sale.
That figure averages very different property. County records show North Bench Farms on lots near 0.21 acre and Maple Ridge Ranches on parcels averaging about 27 acres. Roughly four in ten built parcels with an Oakley address sit in no recorded subdivision at all, on land averaging about 3.5 acres. A town of 1,588 people (2020 Census) produces few sales of any one type.
In Oakley the house is often the smaller part of the value question. The land decides which sales count.
How do Oakley's neighborhoods differ?
Oakley housing falls into three groups: one large 2000s subdivision of fifth acre lots, older and mixed era plats on lots up to about an acre, and acreage parcels of several acres or more. Summit County records do not list house size, so square footage comes from the inspection.
North Bench Farms
The biggest subdivision in town: about 91 homes built 2002 to 2007 on lots near 0.21 acre, along Bridle Way, Saddle Drive, Rodeo Circle and Roundup Way. With every home from the same five years, condition, finish and basement work separate one sale from the next more than age does.
Weber Wild Estates
Three plats on Weber Wild Road and River Lane at the east edge of town. County records show 45 homes built from 1961 to 2018, averaging 1976, on lots near 0.55 acre. With build years spread over six decades, effective age after remodeling can matter more than the recorded year.
Oakley Meadows
Thirty one homes on Meadow Lane and 4200 North, built 1986 to 2016 with an average year of 1994, on lots near 0.42 acre. A small Oakley Meadows East plat sits beside it on larger lots. A thirty year spread in build years inside one plat calls for an age adjustment between sales.
Maple Ridge Ranches
Twenty four homes on Maple Ridge Trail and Triple Crown Trail, built 1998 to 2019, on parcels averaging about 27 acres in county records. At that size land carries much of the value. Comparable ranch sales are rare inside Oakley, so the search widens across the Kamas Valley and land sales get reviewed too.
River View West
Two plats on River Road and Riverview Court with eight homes built 1998 to 2010 on lots near 0.78 acre. Weston checks the FEMA flood map for each parcel, since a flood zone changes insurance cost and can change what buyers pay.
Franson Estates
Five homes on Franson Lane off Weber Canyon Road, on lots averaging about 4.3 acres. Build years run from 1949 to 2004, so one older farmhouse and a 2000s home can share a plat. Outbuildings, fencing and usable acreage often explain more of the price gap than the house.
More Oakley subdivisions
- Frazier: Named for an early settler family; seven homes near 0.86 acre on Frazier Lane, 1993 to 2007.
- Raff: Lots close to 2 acres off Highway 32 and North Bench Road, with homes from 1970 to 2013.
- J & G Estates: Four homes on Mitchell Lane, all built 2008 to 2014, among the newest in town.
- Oakley Bench Estates: One acre lots on Estates Lane and North Bench Road; homes went up 2007 to 2016.
- Ruth Crittenden West: Highway 32 and Stevens Lane frontage, just under an acre each, built 1971 to 2018.
- Oakley Downs: Three homes from 1997 to 2000 on parcels averaging about 6 acres.
- Hylander Horse Haven: Horse property on Hylander Drive, parcels of 6 acres and up; barns and arenas need their own adjustment.
- Elkhorn Ranch: Off Weber Canyon Road on roughly 6 acre parcels, homes dating 1992 to 2005.
- Misty Meadows: Misty Meadow Lane and 4200 North, near 2.8 acres, with build years 27 years apart.
- Benchmark: Four homes from 2006 to 2019 averaging over 4 acres apiece.
- Millrace View: Three 2008 to 2012 homes on lots just over an acre.
- Crittenden Bench: Parcels near 7 acres; a different buyer pool than Oakley's quarter acre plats.
What drives home values in Oakley?
Land and water lead. A quarter acre lot in North Bench Farms and a 27 acre ranch on Triple Crown Trail are different markets, and Weston keeps those comps apart. On acreage, the appraisal looks at usable ground, outbuildings, fencing and how the home gets water and sewer, because each one changes what a buyer will pay.
Oakley sits on SR-32 in the Kamas Valley, about 45 miles east of Salt Lake City, with Kamas, Marion and Peoa as neighbors. South Summit School District serves the town. Because Oakley sales are few, Weston often widens the search to Kamas and the rest of the valley, and adjusts for location only when sales show buyers pay a difference.
Which appraisals does Weston do in Oakley?
Weston takes purchase and refinance, estate and date of death, divorce and settlement, tax assessment appeal, PMI removal, and pre listing and consulting work in Oakley (see services). Weston is FHA approved, and an FHA appraisal also checks the home against HUD's minimum property standards, which on rural parcels includes the water supply and septic system. Reports are UAD 3.6 ready. The record: 100 percent on time in 2025, and an under five day average turn time in 2026, so plan on about a week from order to delivered report, and usually less.
What Oakley homeowners ask
What is my Oakley house worth?
Zillow's typical Oakley value was $757,546 in data through August 31, 2026. Your number depends on land more than most towns: acreage, outbuildings and water can outweigh the house. An appraisal prices your property against closed sales that match it.
What is the 2026 FHA loan limit for Oakley?
Homebuyer.com lists $1,163,800 for a one unit home in Summit County, which includes Oakley. That is well above Zillow's typical Oakley value, so price rarely rules out FHA here; property condition and standards are the bigger hurdle. Weston holds FHA approval.
Is an appraisal more reliable than a Zestimate in Oakley?
For most Oakley homes, yes. Automated models need many similar sales, and Oakley has few, spread from fifth acre lots to ranches. An appraiser inspects the home and land and documents each comparable, and that report is what lenders and courts rely on.
How long does an Oakley appraisal take?
Ask for a delivery date when you call, and see the services section for Weston's turn time record. Large acreage can take longer, because matching sales may come from elsewhere in the Kamas Valley.