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Homes Under $300,000 in Franklin, Utah
Franklin sits in the far north end of Cache Valley, just across the Utah-Idaho line from Preston, and it's one of the few spots left in the valley where $300K still buys real square footage. This is farm country — sugar beets, dairy, and grain fields ring the town, and a lot of the housing stock reflects that history: older farmhouses on generous lots, mid-century ramblers, and a growing number of newer stick-built homes going up as Cache Valley's growth pushes north from Logan and Smithfield. Winters are cold and snowy, summers are dry and mild, and the pace here is small-town in the fullest sense — one main road through, a K-8 school, and a straight shot down Highway 91 to Logan for work, groceries, or Utah State classes. Under $300K in Franklin typically means a 3-bedroom, 1,000-1,600 square foot home, sometimes with acreage or outbuildings if you're a little further from downtown Preston's commercial strip. Compare that to Logan or Providence, where entry-level homes have pushed well past $350-400K, and the value gap is obvious — you're trading some commute time and city amenities for a lower payment and more land. Buyers here tend to be first-time owners, retirees looking to downsize out of Logan, or people wanting space for animals without leaving Cache Valley's job market entirely behind. Browse the active listings below to see what's currently on the market.
May 2026 · Franklin market
Live from the Utah MLS — what's actually happening in Franklin right now.
Median sale
$400,750
2 closed in May 2026
Median DOM
36 days
listing → contract
Sale-to-list
99.8%
of final list price
Unsold inventory
4
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Franklin.
Is Franklin actually in Utah? ▾
Franklin is a small town just over the Idaho border in Franklin County, Idaho, but it sits in the Cache Valley housing market that most Utah buyers shop. Many people working in Logan or Smithfield look at Franklin because the prices run lower than the Utah side of the valley. If you're set on a Utah address specifically, check nearby Richmond, Lewiston, or Cornish instead.
What kind of home can I actually get under $300K in this area? ▾
Under $300K in the Franklin and north Cache Valley area usually buys an older single-family home on a modest lot, a manufactured home on land, or a smaller two-bedroom cottage in town. Move-in-ready three-bedroom homes built since 2000 are getting harder to find at this price. Inventory turns over slowly here, so listings can sit a few weeks and then go quickly when a deal-priced one hits.
How far is the commute to Logan from Franklin? ▾
Franklin to Logan runs about 20 to 25 minutes down US-91, and Smithfield and Richmond are even closer at 10 to 15 minutes. Winter inversions and occasional snow can stretch that, but the drive is mostly flat valley highway. Utah State University and Logan Regional Hospital are the two big draws for commuters in this price range.
Are there financing programs that help with homes at this price? ▾
Yes — USDA Rural Development loans cover most of the Franklin area and offer zero-down financing for buyers under the income limits, which is a real advantage on homes below $300K. FHA and VA also work well at this price point. Talk to a lender licensed in Idaho since Franklin sits on the Idaho side, even though your agent and the MLS coverage are Utah-based.
What's the property tax situation compared to Utah? ▾
Idaho property taxes in Franklin County tend to run a bit lower than Cache County, Utah, and Idaho also offers a homeowner's exemption that reduces the taxable value on your primary residence. For a home around $275K, expect annual taxes in the rough range of $1,200 to $1,800 depending on exemptions and levy district.
How many homes under $300K typically come up here? ▾
Active inventory under $300K in Franklin and the immediate surrounding area is usually thin — often just a handful of listings at any given time, sometimes fewer. Setting up an instant MLS alert is the practical move so you see new listings the day they hit. The list below shows everything currently active.