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Homes Under $500,000 in Franklin, Utah
Franklin sits just over the Idaho line in Cache Valley — wait, actually Franklin, Utah is the small farming community in the northern part of the state where under $500K still buys a real house with a yard, not a starter condo. The valley runs cold in winter (expect single digits some January nights) and mild in summer, and most of what trades hands here is a mix of older farmhouses, 1990s and 2000s ramblers, and the occasional new build on a half-acre or more. Under half a million in Franklin tends to land you a 3-to-4-bedroom home on a usable lot, often with outbuildings, garden space, or room for a couple of animals — things that cost twice as much an hour south in Davis or Weber County.
Buyers shopping this price point in Franklin are usually a mix of Cache Valley commuters working in Logan (about 20-25 minutes south), remote workers who want acreage without Wasatch Front traffic, and families priced out of Smithfield or Richmond. Property taxes are low, the schools feed into the Cache County district, and irrigation shares still come with many of the older parcels. Inventory is thin compared to bigger markets, so when something move-in ready hits under $500K it tends to go under contract quickly. Browse the active listings below to see what's currently on the market in Franklin and the surrounding north valley.
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
6
active + pending
13 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.