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Homes Under $300,000 in Benson, Utah
Benson sits in northern Cache County, a farming community strung along Highway 91 between Logan and the Idaho border, and it's one of the few spots left in the valley where a buyer can still land a home under $300,000. Most of what shows up at this price point here is older stock — 1960s-70s ramblers on half-acre-plus lots, some manufactured and modular homes on permanent foundations, and the occasional fixer that needs a roof or a furnace before it needs anything cosmetic. Lot size is the trade-off that works in your favor: Benson parcels routinely run bigger than anything comparable in Logan or Smithfield, so you're getting room for animals, shops, or gardens even at this budget.
This price band moves fast because inventory is thin — Cache Valley's growth has pushed most new construction and remodeled homes well past $350K, so anything under $300K in Benson tends to get snapped up by first-time buyers and young families tied to Utah State or the valley's dairy and manufacturing employers. Expect to compete with cash buyers on the better-maintained properties, and budget for well or septic inspections since municipal hookups aren't a given out here. Browse the active listings below to see what's currently on the market.
June 2026 · Benson market
Live from the Utah MLS — what's actually happening in Benson right now.
Median sale
$780,000
1 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
95.2%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Benson.
How many homes under $300K typically come on the market in Benson? ▾
Benson is a small unincorporated farming community in Cache County, so inventory is thin year-round. In any given month there may only be a handful of active listings, and homes under $300K are usually older farmhouses, manufactured homes on land, or small starter properties. Set up an MLS alert because the good ones move fast when they appear.
What kind of property do I actually get under $300K in Benson? ▾
At this price point expect manufactured or modular homes on a half-acre to a full acre, older single-wide and double-wide setups, or small 2-3 bedroom site-built homes from the 1970s-1990s needing some updates. Larger acreage parcels with a home almost always push above $300K because Cache Valley ag land carries a premium.
Can I get USDA financing in Benson? ▾
Yes. Benson sits well outside Logan's urbanized footprint and qualifies as a USDA Rural Development eligible area, which means 0% down financing for buyers who meet the income limits. That's a real advantage at this price tier and worth asking your lender to run before you write an offer.
What school district serves Benson? ▾
Benson is in the Cache County School District. Most kids attend Greenville Elementary, then Spring Creek Middle and Mountain Crest or Sky View High depending on the boundary. Bus routes cover the rural roads, but plan on a drive if you want to be involved in after-school activities.
How far is Benson from Logan and USU? ▾
Most of Benson sits 10-15 minutes northwest of downtown Logan and Utah State University, depending on which road you're on (1600 North and 3000 North are the main connectors). That makes sub-$300K homes here attractive to USU staff, hospital workers at Logan Regional, and anyone priced out of Logan, Smithfield, or Hyde Park.
Are there water rights or well issues to watch for? ▾
Most Benson properties run on private wells and septic systems rather than city utilities. Before closing, verify the well's gallons-per-minute, check the septic inspection, and ask whether any irrigation shares (typically through Benson Irrigation Company or similar) convey with the property. These details matter more here than the house itself.