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Investment Properties for Sale in Preston, Utah
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Preston sits just across the Idaho line from Cache Valley, about 25 minutes north of Logan and a straight shot up US-91 from Smithfield and Richmond. We include it on our Utah site because Cache County investors routinely cross the border looking for cash-flowing single-family rentals and small multi-family buildings at prices that have not yet caught up to Logan. Median home values in Preston tend to run 10–20% under comparable Logan properties, while rents have climbed thanks to spillover demand from Utah State University staff, Franklin County Medical Center employees, and ag workers tied to the dairy and grain operations around Franklin and Whitney.
What makes Preston work for investors is the spread between acquisition cost and achievable rent, plus a tenant base that tends to stay put. Older homes near downtown (Oneida Street, State Street, the blocks around Preston High) often pencil as long-term rentals after modest updates, while properties with shop space or a few acres can pull premium rent from tenants who want room for trailers, horses, or a side business. Winters are real here — expect snow from December through February and budget for snow removal in your operating costs. Property taxes are Idaho-based, generally lower than Utah equivalents, but rental income reporting gets more complicated when you live in one state and own in another. Browse the active investment listings below to see what's currently on the market in and around Preston.
"May 2026 · Preston market
Live from the Utah MLS — what's actually happening in Preston right now.
Median sale
$334,000
8 closed in May 2026
Median DOM
36 days
listing → contract
Sale-to-list
97.1%
of final list price
Unsold inventory
44
active + pending
10 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Preston.
Wait, is Preston in Utah or Idaho? ▾
Preston is actually just over the state line in Franklin County, Idaho, about 25 minutes north of Logan. Many Cache Valley buyers shop both sides of the border because the housing markets, schools, and commute patterns overlap heavily. We list Preston properties for Utah-based investors who already work, bank, or own rentals in Logan, Smithfield, and Richmond.
What kind of rental demand does Preston have? ▾
Tenant demand comes from agriculture workers, employees at Franklin County Medical Center, teachers in the Preston School District, and overflow renters priced out of Logan. Single-family rents typically land in the $1,200–$1,800 range depending on size and condition, with low vacancy because new construction has been limited.
Are short-term rentals (Airbnb) viable in Preston? ▾
STR demand is modest compared to Bear Lake or Logan Canyon, but Preston picks up traffic from Napoleon Dynamite tourism (the film was shot here), the annual Festival of Lights, and hunters using the area as a base for Caribou-Targhee access. Check directly with the City of Preston on current STR licensing before underwriting nightly numbers.
What property types show up most on this page? ▾
Expect a mix of older single-family homes near downtown that work as long-term rentals, small multi-family duplexes and fourplexes, and occasional rural parcels with a house plus outbuildings that can be leased separately. True commercial multifamily is rare — most deals are 1-4 unit residential.
How do Idaho property taxes compare to Utah for an investor? ▾
Idaho property tax rates in Franklin County run roughly 0.6–0.8% of assessed value, generally lower than equivalent Utah counties, but Idaho does not offer the same homeowner exemption to non-owner-occupied properties. Run numbers with an Idaho-licensed CPA since your Utah tax situation will not mirror the rental income treatment across the state line.
Can a Utah-based agent help me buy in Preston? ▾
Our team works deals on both sides of the border and partners with Idaho-licensed agents when the transaction requires it. If you already own rentals in Cache Valley and want to expand north, we can run comps, walk properties, and coordinate inspections without you having to start over with a new brokerage.