Living in Tremonton Utah — Real Estate, Schools, Neighborhoods 2026

Box Elder County · City Guide

Tremonton
Utah

North Box Elder's commercial center — the most affordable incorporated city in Northern Utah with I-84 access west.

Tremonton is the commercial hub of northern Box Elder County — 8,200 residents at the I-15/I-84 interchange where the Gateway West corridor meets the Northern Utah Wasatch Front. Bear River High School, the county's lowest home prices, and a position 45 miles north of Hill AFB that rewards buyers who specifically work in the north Box Elder employment corridor.

~8,200Population

4,250 ftElevation

84337ZIP Code

Northern Utah's most affordable incorporated city · I-84/I-15 interchange · Bear River High School

Tremonton Market Snapshot · 2026

Median Sale Price~$355,000

Price Per Sq Ft~$175

Avg. Days on Market24–42 days

List-to-Sale Ratio95–99%

1-Year Appreciation+3.6%

Active Listings (avg.)25–45 homes

Absorption Rate~2.5 months

Market ConditionBalanced Market

Lowest Prices · I-84 Hub · Rural Center

About Tremonton

Box Elder County — Tremonton
North Box Elder's commercial center — the most affor

Tremonton sits at the junction of I-15 and I-84 in northern Box Elder County — 45 miles north of Hill AFB and 50 miles north of Ogden on the Wasatch Front's northern approach. The city's position at this transportation crossroads makes it the commercial center for the Bear River Valley and Cache Valley approaches, serving rural Box Elder County communities that have no closer commercial infrastructure. The Tremonton/Garland area functions as a unified community across the two adjacent cities.

The real estate case for Tremonton is uncomplicated: it has the lowest home prices of any incorporated city in Northern Utah, a complete community commercial infrastructure (grocery, pharmacy, healthcare, fuel), Bear River High School serving the north county, and a rural character that increasingly attracts remote workers from the Wasatch Front who discover they can purchase 70% more home at Tremonton's prices than at Ogden's. The 50-mile commute to Ogden is a genuine constraint that makes Tremonton suitable for a specific buyer profile.

For buyers employed locally in Box Elder County's agricultural processing, food manufacturing, and distribution sectors — or at the UNEV Pipeline facilities, or remotely — Tremonton delivers maximum space per dollar on the Wasatch Front. The median of $355K is $85K below Brigham City and $120K below Davis County's cheapest market (Sunset). Use our mortgage calculator to see monthly costs at $355K.

Tremonton City Official Website — City of Tremonton — parks, recreation, city services, development, and municipal information for northern Box Elder County's commercial center.

Visit Site ↗

Real Estate Overview

Price Ranges by
Tremonton Zone

East Tremonton / bench approach$370K–$450K

1990s–2015 builds · slightly elevated · best Tremonton views

Central Tremonton$345K–$425K

Most active zone · 1960s–2000 stock · all services accessible

West / South (rural adjacent)$320K–$390K

Oldest stock · largest lots · agricultural mix · investor primary

Tremonton Mortgage Calc

Box Elder County tax rates

Tremonton Buy-and-Hold Snapshot

+3.6%YoY Appreciation

~2.5%Vacancy Rate

4.8–6.0%Cap Rate Range

Tremonton Neighborhoods

Where to Buy in Tremonton — Market Zones

Use our neighborhood quiz to compare Tremonton against all Northern Utah cities.

East Tremonton

$370K–$450K

The most desirable residential zone in Tremonton occupies the eastern side of the city approaching the bench elevation — homes built 1990–2015 with modestly better views and the most established residential character. The list-to-sale ratio in east Tremonton (97–100%) runs the highest in the city, reflecting consistent demand from the city's professional population. For buyers comparing east Tremonton to comparable-vintage south Weber County communities, the price gap is striking: equivalent construction at 30–40% lower cost.

Best Tremonton residentialNewest buildsMost views

Central Tremonton

$345K–$425K

The commercial heart of north Box Elder County — central Tremonton has full daily commercial access within walking distance (grocery, pharmacy, restaurants) that rural communities north and west simply don't have. The housing stock (1965–2000 primary) is mature and condition-variable. The absorption rate (2.0–2.5 months) gives patient buyers solid negotiating room. Bear River High School is within the central zone. First-time buyers using FHA or VA financing find Tremonton's most accessible entry here.

Best commercial accessFHA/VA entryBear River High zone

West / Rural Adjacent

$320K–$390K

The most affordable residential zone in the Northern Utah Wasatch Front corridor — west Tremonton's older stock and agricultural adjacency create pricing that is effectively at the floor of the entire Northern Utah housing market. Cap rates of 5.0–6.0% are the highest available in any incorporated Northern Utah city. For investors comfortable with the older stock and the geographic distance from major employment centers, the cash-on-cash returns here are compelling. Local rental demand from agricultural and industrial workers is consistent.

Lowest prices in Northern UtahHighest cap ratesAgricultural adjacent

Market Data

Tremonton Market —
Numbers for Buyers

Tremonton's market represents the most affordable end of the Northern Utah real estate spectrum — the +3.6% appreciation rate tracks the rural market average, and the balanced market (2.5 months) provides genuine buyer leverage. The city's value thesis is pure: maximum square footage per dollar spent anywhere on the Wasatch Front, for buyers whose employment and lifestyle allow the rural northern position.

The median of $355K is $85K below Brigham City and the most affordable of any Northern Utah incorporated city. At 20% down and current conventional financing, Tremonton's monthly PITI runs $1,600–$1,800 — accessible to household incomes in the $55,000–$70,000 range that represent a meaningful portion of northern Box Elder County's working population.

For investors, Tremonton's cap rates of 4.8–6.0% are the highest of any Northern Utah market for established residential inventory. The limitation is the small tenant pool and the distance from major employment — investor returns are solid but tenant sourcing is more limited than urban markets. Long-term holders who accept the rural positioning capture the best yields in the region.

Median Sale Price

~$355,000

Box Elder County avg ~$385K.

Days on Market

24–42 days

Avg. list-to-contract. Varies by season.

Absorption Rate

~2.5 months

Months supply. Under 2 = seller advantage.

List-to-Sale Ratio

95–99%

Sale price as % of list.

Appreciation

+3.6%

Year-over-year median change.

Price / Sq Ft

~$175

Varies by zone, age, condition.

Financing in Tremonton

Conventional

Up to $806,500

20% down = no PMI. Most common for move-up buyers.

FHA

Up to $524,225

3.5% down. DPA programs available.

VA Loan

No limit · Zero down

Veterans. Hill AFB employment keeps VA active in Box Elder.

Jumbo

$806,500+

For premium properties above conforming limit.

Education

Schools Serving
Tremonton

Always verify school assignments with Box Elder School District before purchase.

High School · Box Elder SD

Bear River High School

Bear River High School serves the north Box Elder County communities — Tremonton, Garland, Elwood, Bear River City, and other rural communities. A smaller 4A school (approximately 700 students) with strong agricultural/FFA programming reflecting the community's rural character. Competitive athletics at the 4A level. Good AP course availability for a rural district school. Bear River's character is genuinely community-oriented.

Grades 9–12 · 4A

Middle School · Box Elder SD

Bear River Middle School

Bear River Middle School serves the north county middle school population. Small class sizes reflecting the rural community scale. Strong FFA and agricultural education programming beginning at the middle school level.

Grades 7–9

Elementary Schools · Box Elder SD

Tremonton and Garland Elementary

Multiple Box Elder SD elementaries serve Tremonton depending on address. Tremonton and Garland Elementary are the primary schools. Small class sizes and high parent-to-teacher ratios.

Grades K–6

Higher Education

Utah State University Cache Valley (40 min) · Weber State (50 min)

Utah State University's main campus in Logan is approximately 40 minutes northeast via US-89/SR-30. Weber State in Ogden is 50 minutes south via I-15. Both are manageable for occasional visits but not practical daily commutes from Tremonton.

University Access

Commute

Getting From Tremonton
to Where You Need to Be

Use our commute calculator to compare Tremonton against all Northern Utah cities for your employer destination.

Destination

Drive Time

Route

Garland (adjacent)

3–6 min

Local roads east — shared community

Brigham City

22–30 min

I-15 S

Logan / Cache Valley

38–48 min

US-89 NE or SR-30 E

Ogden (downtown)

48–58 min

I-15 S

Hill AFB Main Gate

44–56 min

I-15 S to Layton exits

Salt Lake City (downtown)

72–84 min

I-15 S — longest SLC drive in Northern Utah

I-84 West (Nevada/Idaho access)

5 min

At city's doorstep — Gateway West corridor

Local Highlights

What Tremonton
Offers Day-to-Day

Tremonton's Bear River Valley setting provides an agricultural landscape context that's genuinely distinct from the urban Wasatch Front communities to the south. The Bear River — flowing through the valley toward the Great Salt Lake — provides fishing and riparian access. Box Elder County's peach and cherry orchards surround the valley communities, with roadside fruit stands operating from July through September. The Golden Spike National Historical Park is accessible in 35 minutes via I-84 west to Promontory Summit.

The city's I-84/I-15 interchange position makes northern Nevada, southern Idaho, and Logan/Cache Valley all practical day-trip destinations — something that no other Northern Wasatch Front city can claim with the same geographic convenience. Bear River High School's FFA program is one of Utah's strongest, reflecting the community's deep agricultural roots. The Bear River Bird Refuge (55 minutes southwest) and Cache Valley's agricultural landscapes provide outdoor recreation distinct from the urban recreation options that define Ogden and Wasatch Front communities.

Most affordable Northern Utah cityI-84/I-15 interchange positionBear River High School FFABear River Valley agricultural settingGolden Spike NHS — 35 min westLogan/Cache Valley — 40 minUtah's best fruit orchards nearbyBear River fishing access

Buyer Questions

Frequently Asked Questions
About Buying in Tremonton

Who is Tremonton actually right for?

Tremonton is right for buyers who: work locally in Box Elder County's agricultural, food processing, or distribution sector; are fully remote workers who want maximum home size per dollar; are retired and want rural character with full commercial services; or are specifically employed at the Golden Spike/Promontory area facilities. It is not well-suited for daily Wasatch Front commuters (50+ minutes to Ogden, 70+ to SLC) or families who prioritize access to urban cultural amenities. The honest self-assessment question is: do I genuinely want rural northern Utah, or am I being drawn by the prices while my actual lifestyle needs are better served by Brigham City or Roy?

What is the job market in Tremonton itself?

Tremonton's local employment base includes: Malt-O-Meal (Post Foods) cereal manufacturing — one of the largest food production facilities in Utah; Cache Valley Dairy processing; Pepperidge Farm/Campbell Soup operations; Box Elder School District; and Box Elder County government. The I-84 corridor also supports distribution and logistics employment. The combined manufacturing employment base makes Tremonton more economically self-sufficient than most rural Utah communities.

How does Tremonton compare to Logan for affordable northern Utah living?

Both are affordable northern Utah communities with rural character. Logan has Utah State University (much larger cultural and employment base), Cache Valley's extraordinary agricultural beauty, and slightly higher prices ($385K–$420K range) than Tremonton. Logan is in Cache County (different school district), further from Wasatch Front employment, but more self-contained as a community. Tremonton has the I-15/I-84 junction advantage for those whose work or family connections require regular Wasatch Front travel. The choice often comes down to which direction your life actually goes — north toward Cache Valley and Logan, or south toward the Wasatch Front.

What property taxes apply in Tremonton?

Box Elder County's effective rate of approximately 0.55% applies — roughly $1,953/year on a $355K home. The lowest property tax burden of any incorporated city in Northern Utah at the region's lowest purchase prices. Use our mortgage calculator for full PITI estimates.

Are there FHA and down payment programs in Tremonton?

Yes — Utah Housing Corporation programs apply with income limits that accommodate most Tremonton household incomes. At $320K–$380K for entry-level Tremonton homes, FHA financing (3.5% down = $11,200–$13,300) produces the most accessible cash-to-close requirement of any incorporated community in Northern Utah. VA financing is available for veterans. See our DPA guide.

Is there new construction in Tremonton?

Limited but present — Tremonton has some active subdivision development, primarily in the east zone. The scale is modest compared to Davis or Weber County growth centers, but periodic new construction phases do provide move-in-ready inventory. The Bear River Valley's flat terrain accommodates development, and Tremonton has acreage available for expansion as demand increases. Contact your agent for current active development inventory.

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