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Homes Under $500,000 in Franklin, Utah
Franklin sits in Idaho's oldest permanent settlement, but its real estate market pulls heavily from Cache Valley buyers working in Logan, Preston, or commuting into the Franklin County ag economy. Under $500K covers most of what actually trades here — Franklin's median sale prices have stayed well below the Wasatch Front simply because it's a small farm town with a few hundred residents, not a bedroom community for Salt Lake or Idaho Falls. You'll see a mix of updated farmhouses on half-acre-plus lots, newer stick-built ranches on the edges of town, and the occasional acreage parcel with an older home that needs work but comes with irrigation shares or outbuildings already in place.
What $500K buys in Franklin is different from what it buys twenty minutes south in Logan or Smithfield — more land, more shop or barn space, and a slower pace, but a longer drive for anyone working at USU, Cache Valley Hospital, or the tech and manufacturing employers clustered around Logan. Winters are cold and snowy, typical of the valley floor at this elevation, so buyers should budget for heating and expect a real four-season climate rather than the mild winters found in southern Utah. Browse the active listings below to see what's currently on the market under $500K.
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
11 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Franklin.
How many homes under $500K are typically available in Franklin? ▾
Franklin is a small Cache Valley community, so active inventory under $500K usually runs in the single digits at any given time. Listings move between Franklin, Preston (just across the Idaho line), and nearby Richmond and Lewiston, so most buyers watch all four towns. The active count above reflects what's currently on the MLS.
What kind of home does $500K buy in Franklin? ▾
At this price point you're generally looking at 3-4 bedroom homes on city lots in town, or older farmhouses and manufactured homes on larger parcels closer to the foothills. Newer builds under $500K do show up, but typically on smaller lots without acreage. Anything with usable land, outbuildings, or water shares tends to push past $500K quickly.
Is Franklin in Utah or Idaho? ▾
There are two Franklins that get confused. Franklin, Idaho sits just north of the state line in Franklin County, Idaho, while Franklin County, Utah doesn't exist — the closest Utah communities are Richmond, Lewiston, and Cornish in northern Cache County. Buyers searching "Franklin, Utah" are usually looking at this border area, and listings here may include both sides of the line.
What's the commute like to Logan from Franklin? ▾
Franklin to Logan runs about 25-30 minutes south on US-91, and it's a straightforward drive outside of winter storms. Utah State University, Logan Regional Hospital, and the main Cache Valley employers are all within that range. Preston is even closer at about 10 minutes north.
Are property taxes lower on the Idaho side near Franklin? ▾
Idaho's property tax rates and homeowner exemption structure differ from Utah's, and many buyers in this corridor find Idaho taxes slightly lower on comparable homes — but it varies by assessed value and local levies. If you're weighing a Franklin, ID home against a Richmond or Lewiston, UT home, ask for the current tax bill on each before comparing.
Do homes under $500K here usually come with irrigation or water rights? ▾
Some do, especially older properties on larger lots, but it's not automatic. Water shares through local irrigation companies are valuable and are listed separately on the MLS when included. If irrigation matters for a garden, pasture, or animals, confirm shares and delivery schedule in writing before going under contract.