Farmington is small enough that people assume one price per square foot covers the city. It does not. Elevation, lot grade, and view change the number more than finish level does.
Three markets, one zip code
The historic core near Main Street, the east bench climbing toward Farmington Canyon, and the newer west-side development around Station Park and the FrontRunner station all trade differently. A comparable sale two miles away in the same 84025 zip code can be the wrong comp entirely.
What a view is actually worth
View premiums are real but conditional. An unobstructed valley view from a main living level is treated differently by buyers than the same view from an upper bedroom, and a view that a future build could block is discounted. The honest way to price it is to find bench sales with and without the view on similar lots, and let the spread — not a percentage rule of thumb — set the adjustment.
Lot grade and usable yard
On the bench, a steep lot with a walk-out basement can be an asset or a liability depending on whether the yard is usable. Buyers with young children price flat, fenced yards higher; buyers who want the view price the slope higher. Both are in the market at once, which is why bench homes benefit from a listing strategy that names the buyer rather than averaging them.
Price the sub-market, not the city: match comps by area, lot grade, and view exposure before you touch finish level.