Homes Under $300,000 in Wellsville, Utah
Wellsville sits in Cache Valley about 10 miles south of Logan and roughly 90 miles north of Salt Lake City, with the Wellsville Mountains rising right behind town. It is a small agricultural community of around 3,800 people, and homes here have long been priced below Logan and well below the Wasatch Front. That said, the days of plentiful sub-$300K listings are mostly gone. Cache Valley's median sale price now sits well above that mark, so a budget under $300,000 typically means older single-level homes, smaller townhomes or condos in nearby areas, manufactured homes on land, or fixer-uppers that need work.
Buyers in this range are often Utah State University staff and graduate students, first-time buyers working in Logan's manufacturing and healthcare sectors, and people who want a quiet small-town setting with a bit of space. Wellsville lots tend to be larger than in town, and some homes come with garden room or irrigation shares, which are worth confirming with the seller. Wellsville is in the Cache County School District, and winters bring real snow and inversions, so check the roof, insulation and heating costs. Inventory here moves quickly and is thin, so be ready to act on well-priced listings. Browse the active listings below to see what is currently available under $300K.
August 2026 · Wellsville market
Live from the Utah MLS — what's actually happening in Wellsville right now.
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Common questions
About homes under $300k in Wellsville.
Are there actually homes under $300K in Wellsville right now? ▾
Inventory in that range is thin and shifts fast because Wellsville is a small town of roughly 5,000 people with limited new construction. What typically shows up under $300K is an older starter home in town, a manufactured or modular home on its own lot, a condo, or occasionally a fixer that needs work. When something does list at that price, it tends to move quickly, so it's worth setting up alerts rather than checking back once a week.
Why are homes in Wellsville priced higher than nearby Cache Valley towns? ▾
Wellsville sits at the base of the Wellsville Mountains with a smaller footprint and less buildable flat ground than Logan, Hyrum, or Smithfield, so lot supply is tighter. It's also a short 10-15 minute drive to Logan and Utah State University, which keeps demand steady from USU staff, faculty, and Logan commuters who want a quieter, smaller-town setting.
What kind of square footage or lot size should I expect under $300K here? ▾
Expect a smaller footprint, typically 900 to 1,400 square feet, often a single-story rambler or older farmhouse-style home built decades ago. Lot sizes can still be generous by suburban standards since Wellsville has more rural-adjacent parcels, but don't expect the acreage properties the town is otherwise known for at this price.
Will I need to budget for repairs or updates? ▾
Most homes at this price point in Wellsville are older housing stock, so plan on inspecting roofs, furnaces, and septic or sewer connections closely. Some properties on the edge of town still run on well and septic systems, which cost more to maintain and finance than city utilities, so factor that into your offer and your lender conversation early.
Are manufactured or modular homes common in this price range? ▾
Yes, manufactured homes on permanent foundations show up fairly often under $300K in and around Wellsville, since they cost less to build than stick-built houses on the town's pricier lots. Financing works differently for these, so confirm with your lender whether the home qualifies for a standard conventional loan versus a chattel or manufactured-home-specific product.
Is it better to look at neighboring towns if I'm capped at $300K? ▾
If Wellsville itself has nothing available, Hyrum and Mendon just a few minutes away often have more listings under $300K with similar mountain and valley views. Sticking specifically to Wellsville makes sense if school boundaries, walkability to the town center, or proximity to family matter more to you than a wider search radius.