Likely Market Value Range: $595,000 – $625,000
- 2024 custom construction with 3,688 sq ft of living area
- Hyrum MLS sales cluster from mid-$500s to low-$600s
- Strongest pricing support is $600,000 – $620,000
- Smaller 0.20-acre lot and 2-car garage set an upper ceiling
- Pricing above low-$620s requires strong buyer response
MLS #2068219 · Single Family Residence · Cache County · Built 2024
- Original List Price: $585,000
- List Price at Close: $570,000
- Close Price: $560,000
- Close Date: April 17, 2025
- Days on Market: 35
- Property Type: Single Family Residence
- Year Built: 2024
- MLS Area: Wellsville / Young Ward / Hyrum
- County: Cache
This 2024 custom home brings a compelling combination of newer construction, upgraded finishes, and practical features that resonate strongly with today's Hyrum buyer.
A newer home compared with many competing resale properties — a key advantage in condition, systems, and buyer confidence.
Upgraded kitchen cabinetry, open floor plan, and improved mechanical features noted in MLS remarks.
Strong size for the Hyrum family-buyer segment — competitive square footage at this price point.
A highly preferred layout in Utah markets, offering everyday convenience and broad buyer appeal.
Heated and insulated garage with 220 power — a practical upgrade that stands out against basic 2-car alternatives.
Minutes from Blacksmith Fork Canyon, Hyrum Reservoir, schools, parks, and year-round outdoor recreation.
Understanding where this home's value peaks helps set realistic expectations and position the listing competitively from day one.
The subject sits on 0.20 acres, while several higher-priced comps offer 0.34 – 0.57 acres — a meaningful difference for many buyers.
Many higher-priced competitors offer 3-car or 4-car garages, which adds storage, utility, and buyer appeal that commands a premium.
Buyers currently have multiple choices in the $575,000 – $650,000 price band, including new construction and larger-lot alternatives.
MLS data returned total living area but did not clearly separate above-grade finished area from basement finished area — worth confirming for accurate positioning.
Pricing above the low-$620s demands the home shows exceptionally well and competes strongly against larger-lot and new-build options.
One of the strongest value anchors in this analysis — similar size and newer construction, providing direct pricing support in the low-$600s.
Sold · April 14, 2026 · MLS #2126095
- Year Built: 2021
- Living Area: 3,545 sq ft
- Lot Size: 0.23 acres
- Garage: 4 spaces
- Bedrooms / Bathrooms: 4 bed / 3 bath
- Days on Market: 94
Two 2025 new-construction sales in the same Hyrum submarket provide strong pricing context for the subject property.
Sold Price: $609,900
MLS #2116120 · March 11, 2026
- Year Built: 2025
- Living Area: 2,962 sq ft
- Lot Size: 0.34 acres
- Garage: 4 spaces
- Days on Market: 60
Sold Price: $619,900
MLS #2086075 · July 28, 2025
- Year Built: 2025
- Living Area: 2,962 sq ft
- Lot Size: 0.35 acres
- Garage: 4 spaces
- Days on Market: 36
These two resale sales confirm strong buyer activity above the mid-$500s and help establish the floor of the subject's value range.
Sold Price: $556,600
MLS #2097781 · February 26, 2026
- Year Built: 2018
- Living Area: 3,018 sq ft
- Lot Size: 0.25 acres
- Garage: 3 spaces
- Days on Market: 80
Sold Price: $575,000
MLS #2105863 · October 22, 2025
- Year Built: 2018
- Living Area: 3,386 sq ft
- Lot Size: 0.24 acres
- Garage: 3 spaces
- Days on Market: 64
This sale demonstrates the market's ability to reach the mid-$600s — but only for homes with standout lot size, garage utility, and income potential.
Sold · August 2, 2025 · MLS #2075468
- Year Built: 2022
- Living Area: 3,150 sq ft
- Lot Size: 0.46 acres
- Garage: 4 spaces (tandem)
- Days on Market: 82
- Larger lot with significant land utility
- Basement ADU / income opportunity
- 4-car / tandem garage configuration
- Close proximity to subject area
Buyers evaluating the subject will be comparing these active and pending listings. Understanding this competitive field is essential to pricing and presentation strategy.
2021 build · 3,143 sq ft · 0.28 acres · 3 bed / 2 bath
Lower-priced competition, likely inferior finish/utility and unfinished basement.
2022 build · 3,200 sq ft · 0.23 acres · 3 bed / 2 bath · 2-car garage
Shows buyer activity at lower price points for newer homes.
2026 build · 2,971 sq ft · 0.27 acres · 3 bed / 2 bath · 2-car garage
New construction creates pricing pressure below $600k.
2013 build · 3,546 sq ft · 0.28 acres · 4 bed / 3 bath · 2-car garage
Similar size and garage count, but older. Good floor-price reference.
2006 build · 3,124 sq ft · 0.51 acres · 5 bed / 3 bath · 2-car garage
Larger lot and updated condition push the price higher.
2026 build · 2,962 sq ft · 0.57 acres · 5 bed / 3 bath · 4-car garage
Superior lot, garage, and new construction. Represents the upper competitive ceiling.
The subject is best positioned in the $595k – $625k zone — as a newer custom home with strong interior appeal, priced below homes that offer superior lot size, garage count, or ADU utility.
MLS rolling data for the $575,000 – $650,000 price band in Hyrum reveals meaningful activity — but also meaningful competition. Positioning matters.
In the $575k – $650k band
Thin sample, but the market is moving
Three strategic price points — choose based on your goals, timeline, and confidence in the home's presentation.
Maximizes buyer traffic and stands out against lower-priced active competition. Best for a quick sale.
Best blend of confidence and upside. Recognizes the 2024 build, size, and upgrades while staying close to the strongest sold support.
Possible only if condition and presentation are excellent. Higher risk of slower activity given larger-lot and 4-car-garage competition.
Four distinct buyer profiles are most likely to tour and purchase this home. Each has different motivations — and each requires a tailored message.
Moving from a smaller home or townhouse, they want 4 bedrooms, newer construction, and functional space without jumping into luxury pricing.
- Bedroom count and open kitchen
- Schools and community feel
- Storage and garage function
Coming from the Wasatch Front, Idaho, or out of state — seeking mountain access, quieter living, and value compared to Wasatch Front pricing.
- Newer home, lower maintenance
- Hyrum Reservoir and canyon access
- Move-in readiness
Comparing this home against new builds but wanting something finished, upgraded, and move-in ready without waiting on a builder.
- 2024 build with upgraded finishes
- Efficient mechanicals already in place
- No construction delays
Values a newer, efficient home with practical upgrades — professionals, empty nesters, or buyers prioritizing energy efficiency and garage function.
- 97% efficient furnace
- Heated and insulated garage with 220 power
- Manageable 0.20-acre lot
Each buyer profile receives a tailored message and channel strategy to maximize reach and showing quality from day one.
"More room, newer construction, and a functional layout in a great Hyrum location."
- Family-focused open house
- Social ads highlighting 4 beds, 3 baths, and 3,688 sq ft
- School and community proximity language
- Lifestyle photos: kitchen, living room, bedrooms, yard
"2024 custom home without the wait."
- Compare against current new construction options
- Highlight upgrades, efficient furnace, garage features
- Open house signage near new-build communities
- Agent-to-agent email focused on new construction alternative
"Cache Valley lifestyle with outdoor recreation minutes away."
- Zillow Showcase presentation
- Drone and video if available
- Copy around Hyrum Reservoir and Blacksmith Fork Canyon
- Geo-targeted social ads outside Cache County
"Newer, efficient, and easy to maintain."
- Feature cards for furnace, garage, 220 power, air purifier
- Listing copy focused on utility, comfort, and lower-maintenance living
- Retargeting ads for buyers engaging with energy-efficient newer homes
A newer 2024 custom Hyrum home offering 3,688 sq ft, upgraded finishes, main-floor living, and practical garage and mechanical upgrades — positioned in the low-$600s as a compelling alternative to both older resale homes and higher-priced new construction.
2024 custom home
Open-concept main-floor living
Upgraded kitchen with floor-to-ceiling cabinetry
Heated and insulated garage with 220 power
97% efficient furnace
Minutes from Hyrum Reservoir and Blacksmith Fork Canyon
Move-in ready without the wait of new construction
A disciplined launch sequence maximizes first-impression impact and ensures the home reaches the right buyers at the right moment.
Confirm above-grade and basement finished sq ft. Verify condition, upgrades, inclusions, and HOA details. Complete staging touch-ups. Prepare professional photography and video.
Use feature-rich MLS remarks emphasizing the 2024 custom build, kitchen upgrades, main-floor living, and garage and mechanical features.
Zillow Showcase · Facebook and Instagram targeted ads · Short-form video focused on Hyrum lifestyle · Agent email blast to Cache Valley and relocation buyer agents.
Open house promoted to move-up families and new-construction shoppers. Track showing feedback aggressively. Review online engagement and showing volume within the first 7–10 days.
Every showing is a sales opportunity. These priorities ensure buyers experience the home's strongest features at the right moments.
Make it the emotional centerpiece — upgraded cabinetry, open floor plan, and main-floor living are the story.
Walk buyers through the heated and insulated garage, 220 power, air purifier, and 97% efficient furnace. These details close deals.
Emphasize the home as a 2024 custom alternative to waiting on a builder — finished, upgraded, and ready now.
Keep the yard clean and low-maintenance looking. Frame the 0.20-acre lot as easy to manage — not a limitation.
"This home is best positioned for buyers who want newer construction and upgraded custom features without paying the premium for a larger-lot or 4-car-garage property. The value is in the newer build, layout, finishes, and practical upgrades."
Likely Market Range: $595,000 – $625,000
- Supported by recent Hyrum closed sales from $575,000 – $620,000
- Subject is newer and larger than many resale comps
- Upper pricing limited by smaller lot size and 2-car garage
- Balanced to attract both move-up buyers and new-construction shoppers
Annette Francis, Realtor · RE/MAX Peaks · 435-465-8780 · annettefrancis@remaxpeaks.com
This Comparative Market Analysis has been prepared based on available MLS data and comparable sales in the Hyrum, UT area. Market conditions change, and values are subject to revision. All information is deemed reliable but not guaranteed. Buyers and sellers are encouraged to perform their own due diligence.
RE/MAX Peaks
435-465-8780
annettefrancis@remaxpeaks.com
Prepared by Annette Francis, Realtor — RE/MAX Peaks
435-465-8780 | annettefrancis@remaxpeaks.com | April 2026