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Single Story Homes for Sale in Franklin, Utah
Franklin sits at the north end of Cache Valley, right at the Utah-Idaho line, and the housing here reflects the area's farming roots: wide lots, deep setbacks, and a heavy share of single-level ramblers rather than the two-story tract product you see closer to the Wasatch Front. Buyers searching for single-story homes in and around Franklin tend to fall into two camps — retirees who want everything on one floor and out-of-state families looking for an affordable rural footprint within 25 minutes of Logan, Utah State University, and the Logan Regional Hospital. Winters are real up here (single-digit lows are normal in January, and the valley holds inversions), so a main-floor primary suite, attached garage, and no exterior stairs are practical features, not luxuries.
Inventory in Franklin is thin compared to bigger Cache Valley towns like Smithfield or Hyde Park, so the single-story filter often surfaces a mix: 1970s and 80s brick ramblers on half-acre lots, newer custom builds on 1–5 acres with shop space, and the occasional farmhouse with water shares. Prices typically run below comparable single-level homes in Logan or North Logan, and property taxes on the Idaho side of the line are noticeably lower, which is part of why buyers cross the border to shop here. Browse the active single-story listings below to see what's currently on the market in Franklin and the surrounding Cache Valley communities.
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
1 matching · page 1 of 1
Active listings
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Common questions
About single story homes in Franklin.
Why are single-story homes common in Franklin? ▾
Franklin sits in Cache Valley with a strong agricultural and ranching history, and most of the older housing stock is ramblers built on generous lots. Newer builds in the area also lean single-level because lot sizes allow it and many buyers here are retirees or growing families wanting one-floor living.
What price range should I expect for a single-story home in Franklin? ▾
Most single-level homes in Franklin and the surrounding Preston/Cache Valley corridor trade in the mid $300Ks to upper $500Ks, depending on acreage and outbuildings. Properties with shop space, irrigation rights, or a few acres can push past $700K.
Do single-story homes here usually have basements? ▾
Yes, most ramblers in Franklin sit on a full basement, often partially or fully finished. That effectively doubles usable square footage while keeping all primary living, including the main bedroom, laundry, and kitchen, on one level.
Is Franklin in Idaho or Utah? ▾
The town of Franklin is technically in Franklin County, Idaho, right on the Utah border about 20 minutes north of Logan. Many buyers searching 'Franklin, Utah' are looking at this Cache Valley area, which functions as one regional market with Richmond, Lewiston, and Preston.
What lot sizes come with single-level homes around Franklin? ▾
Lots range from quarter-acre in-town parcels to 5+ acre horse properties on the valley floor. If you want a single-story with pasture, water rights, and a detached shop, Franklin and the nearby Cache Valley communities are one of the more affordable places to find that combination.
Are these homes a good fit for aging in place? ▾
They're one of the better options in the region for it. Single-level layouts, wider rural lots, low traffic, and proximity to Logan Regional Hospital (about 25 minutes south) make Franklin practical for buyers planning to stay put long-term.