bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Franklin, Utah
Franklin sits at the north end of Cache Valley right on the Utah-Idaho line, and the investment market here looks nothing like the Wasatch Front. Buyers searching this area are usually looking at older single-family homes in town, farmhouses on a few acres, or small multi-family near the Preston-Franklin corridor. Prices have historically run well below Logan and Smithfield — entry points in the $250K–$400K range are still common for rentable single-family stock, which is part of why out-of-state investors and 1031 buyers keep circling back. The rental pool draws from Utah State University commuters, agricultural workers, and families working in Preston and the dairy operations through the valley.
The lifestyle angle matters because tenants here want what the area actually offers: quiet, space, irrigation rights, and a 25-minute drive to Logan. Winters bring real snow and sub-zero nights, so furnace condition, insulation, and roof age are not cosmetic concerns on any rental underwriting. Properties with water shares, outbuildings, or pasture tend to rent quickly to tenants with horses or hobby livestock. Cash flow generally beats appreciation as the play — this is not Lehi, and nobody should buy expecting 15% annual lifts. Vacancy stays low because new construction is limited and the local population grows slowly but steadily. Browse the active listings below to see what's currently on the market in and around Franklin.
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
2 matching · page 1 of 1
Active listings
Prefer the map?
See all 2 investment properties on a map
Pan around Franklin and refine by drawing your own boundary.
Common questions
About investment properties in Franklin.
What types of investment properties are typical in Franklin? ▾
Most investment stock in and around Franklin consists of single-family homes on larger lots, older farmhouses on acreage, and the occasional duplex or small multi-family in town. True apartment buildings are rare — investors here are usually buying SFRs to rent to families working in Preston, Logan, or local agriculture.
Is Franklin actually in Utah or Idaho? ▾
Franklin, Idaho sits just over the state line from Cache Valley, Utah, and many buyers searching 'Franklin, Utah' are really looking at this border area. There is also a small unincorporated Franklin in Utah. Confirm the county on each listing — Franklin County, Idaho properties show up on Cache Valley MLS feeds because the markets are intertwined.
What kind of rents can a landlord expect here? ▾
Single-family rents in the Franklin/Preston/Richmond corridor generally run $1,200–$1,800 depending on size and condition, with newer 3-bed homes pushing the top of that range. Demand comes from Utah State University commuters, agricultural workers, and families priced out of Logan proper.
Are short-term rentals (Airbnb) viable in this area? ▾
STR demand is thin compared to Bear Lake or Park City. Some hunters, fishermen heading to the Cub River, and USU game-day visitors book here, but most investors run long-term rentals for stable cash flow. Check city and county ordinances before assuming an STR strategy will pencil.
What should I watch for on older Franklin-area farmhouses? ▾
Many homes in this corridor were built pre-1960 and may have knob-and-tube wiring, original cast-iron plumbing, oil or coal-converted furnaces, and unpermitted additions. Water rights, septic condition, and irrigation shares on acreage parcels matter as much as the structure itself — budget for inspection on all of it.
How far is Franklin from Logan and Salt Lake City? ▾
Franklin is roughly 25 minutes north of Logan and about 2 hours from Salt Lake City International Airport via US-91 and I-15. That distance to SLC is part of why prices stay lower than the Wasatch Front, which is what makes the cap rates work for buy-and-hold investors.