Living in Hyde Park Utah — Real Estate, Schools, Neighborhoods 2026

Cache County · City Guide

Hyde Park
Utah

Between Logan and Smithfield — Cache County SD, growing community, and the best commute corridor in Cache Valley.

Hyde Park occupies the US-89/91 corridor between Logan and Smithfield — 7,500 residents in one of Cache Valley's fastest-growing communities with Cache County SD schools, excellent commute access in both directions, and new residential development adding inventory that established communities can't match.

~7,500Population

4,540 ftElevation

84318ZIP Code

Cache County SD · Logan 8 min · Smithfield 6 min · US-89/91 corridor

Hyde Park Market Snapshot · 2026

Median Sale Price~$415,000

Price Per Sq Ft~$205

Avg. Days on Market18–30 days

List-to-Sale Ratio97–102%

1-Year Appreciation+4.0%

Active Listings18–35 homes

Absorption Rate~1.7 months

Market ConditionSeller's Market

Growing · Cache County SD · Active Development

About Hyde Park

Cache County — Hyde Park
Between Logan and Smithfield — Cache County SD, grow

Hyde Park sits at the geographic center of the Cache Valley residential corridor — the 5-mile stretch of US-89/91 between Logan and Smithfield where most of Cache County's residential growth has occurred over the past two decades. The city's location on the valley's main transportation spine gives every Hyde Park address exceptional access to both Logan's university and commercial infrastructure (8 minutes south) and Smithfield's commercial base (6 minutes north), creating a position that maximizes daily-life convenience in Cache Valley.

Cache County School District serves Hyde Park — Sky View High School in Smithfield is the primary high school assignment. The same school district that drives North Logan's premium applies here at slightly lower prices, making Hyde Park the practical value alternative for buyers who want Cache County SD without paying the North Logan bench premium. New construction activity on Hyde Park's remaining valley parcels provides move-in-ready inventory that established neighborhoods can't match.

The +4.0% appreciation tied with North Logan for the Cache County lead — reflecting the combined effect of active new construction, Cache County SD demand, and the corridor position that the I-89/91 axis provides. The seller's market (1.7 months) means well-priced Hyde Park properties move in 18–25 days spring and summer.

Hyde Park City Official Website — City of Hyde Park — parks, recreation, development, and municipal information for this growing Cache Valley community.

Visit Site ↗

Real Estate Overview

Price Ranges by
Hyde Park Zone

New construction (active subdivisions)$425K–$540K

Post-2015 builds · modern floor plans · Cache County SD

Established Hyde Park$395K–$490K

Most active · 1990s–2015 stock · best comp data

Entry / west corridor$380K–$460K

Older vintage · FHA viable · best I-15/US-91 access

Hyde Park Mortgage Calc

Cache County tax rates

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Investment Analyzer

Cap rate and equity modeling

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Hyde Park Buy-and-Hold Snapshot

+4.0%YoY Appreciation

<2%Vacancy Rate

3.5–4.2%Cap Rate Range

Hyde Park Neighborhoods

Where to Buy in Hyde Park — Market Zones

Use our neighborhood quiz to compare Hyde Park against all Cache County communities.

New Construction

$425K–$540K

Active subdivisions on Hyde Park's remaining valley parcels deliver modern floor plans and Cache County SD schools at below-North-Logan prices. Spring HOA communities with new-home warranties. List-to-sale ratios on new construction hit 100–105% during spring.

New builds availableCache County SDSpring competitive

Established Residential

$395K–$490K

The core Hyde Park market — 1990s–2015 construction with the best comparable sales data in the city. Consistent demand from families targeting Cache County SD. The most reliable zone for pricing and market timing analysis.

Best comp dataConsistent demandCache County SD

Entry Corridor

$380K–$460K

The most affordable Hyde Park tier with FHA-accessible pricing and good US-89/91 access. First-time buyers using Utah Housing programs find viable entry here at below-North-Logan prices with the same school district assignment.

FHA entryUtah Housing eligibleUS-89 access

Market Data

Hyde Park Market —
Numbers for Buyers

Hyde Park's growth-market dynamics produce the same +4.0% appreciation as North Logan from a lower price base — creating a better percentage return for buyers who enter at the $395K–$450K tier. Active new construction moderates the scarcity premium but doesn't suppress appreciation given the structural Cache County SD demand.

The seller's market (1.7 months) is driven by the Cache County SD premium that concentrates buyer demand in the corridor. Well-priced listings in the $395K–$460K range receive multiple offers in spring. New construction in the $425K–$480K range competes with resale on floor plan modernity and warranty.

For investors, Hyde Park's cap rates (3.5–4.2%) are modest — the community is primarily an owner-occupant market. Long-term equity appreciation is the primary return driver.

Median Sale Price

~$415,000

Cache County avg ~$395K.

Days on Market

18–30 days

List-to-contract. Seasonal variation.

Absorption Rate

~1.7 months

Under 2 = seller advantage.

List-to-Sale Ratio

97–102%

Sale % of list price.

Appreciation

+4.0%

Year-over-year median change.

Price / Sq Ft

~$205

Varies by zone and age.

Financing in Hyde Park

Conventional

Up to $806,500

20% down = no PMI. Move-up buyers.

FHA

Up to $524,225

3.5% down. DPA available.

VA Loan

No limit · Zero down

Veterans — USU ROTC and Hill AFB both active in Cache Valley.

Jumbo

$806,500+

Premium and east bench properties.

Education

Schools Serving
Hyde Park

Verify school assignments with Cache County or Logan City School District before purchase.

High School · Cache County SD

Sky View High School

Hyde Park feeds to Sky View High in Smithfield — Cache County SD's premier school. The same school driving North Logan's premium is accessible from Hyde Park at lower purchase prices.

Grades 9–12 · 6A

Middle · Cache County SD

Mount Logan Middle or North Cache Middle

Verify your specific address assignment with Cache County SD — Hyde Park boundary may split between middle schools.

Grades 7–8

Elementary · Cache County SD

Hyde Park Elementary

Small to mid-size elementary with strong Cache County SD performance metrics.

Grades K–6

Higher Education

USU — 8 min south

Utah State University is 8 minutes south. The most accessible USU proximity in Cache County at below-North-Logan prices.

University Access

Commute

Getting From Hyde Park
to Where You Need to Be

Use our commute calculator to compare Hyde Park against all Cache County cities.

Destination

Drive Time

Route

Logan (downtown/USU)

8–12 min

US-89/91 S

Smithfield (north)

5–8 min

US-89/91 N

Sky View High School

8–12 min

North to Smithfield

Logan Canyon

14–20 min

South to Logan then east

Brigham City / I-15

42–50 min

US-89/91 S through Logan

Beaver Mountain Ski

52–60 min

Logan Canyon route

Ogden (downtown)

60–70 min

US-89/91 S to Brigham then I-15 S

Local Highlights

What Hyde Park
Offers Day-to-Day

Hyde Park's position between Logan and Smithfield gives residents access to both cities' commercial and social infrastructure without committing to either urban address. Logan Canyon's blue-ribbon fishing and fall foliage is 14 minutes south via Logan. Smithfield's growing commercial corridor is 6 minutes north. The Hardware Ranch elk feeding area is accessible in 35–40 minutes via Blacksmith Fork Canyon.

New commercial development in Hyde Park itself has been adding service businesses and retail as the residential population grows. The city's parks system provides local athletic facilities. The Cache Valley Cruise-In (one of Utah's largest car shows, held in Smithfield) is accessible for Hyde Park residents in minutes. USU Aggie athletic events are 8 minutes south.

Cache County SD · Sky View HSLogan 8 min · USU 8 minNew construction availableSmithfield commercial 6 minLogan Canyon 14 minHyde Park City ParkHardware Ranch elk — 35 minBeaver Mountain Ski — 52 min

Buyer Questions

Frequently Asked Questions
About Buying in Hyde Park

How does Hyde Park compare to North Logan for Cache County SD buyers?

Hyde Park delivers the same Cache County SD school assignment (Sky View High) at $415K median versus North Logan's $430K median — a $15K savings with equivalent school access. The tradeoff is views: North Logan's bench position provides valley panoramas that Hyde Park's valley floor doesn't match. For families who prioritize school quality over views, Hyde Park is the better value. For families who want both, North Logan is worth the premium.

Is there actually new construction available in Hyde Park?

Yes — Hyde Park has been one of Cache County's most active new construction markets over the past decade. Multiple subdivisions have been built since 2010 and some remain active. New-home inventory in the $425K–$520K range is typically available. Contact your agent for current phase availability.

What property taxes apply in Hyde Park?

Cache County rate approximately 0.57% — roughly $2,366/year on a $415K home. Use our mortgage calculator for full PITI.

Are there down payment programs?

Utah Housing Corporation programs apply throughout Cache County. FirstHome and HomeAgain both work at Hyde Park's price tier. VA financing is available. See our DPA guide.

What is the winter inversion situation in Hyde Park?

Hyde Park sits on the valley floor at essentially the same elevation as Logan — the winter inversions that affect Cache Valley's air quality during December–February affect Hyde Park equivalently to Logan. Bench communities above 5,000 feet sometimes sit above the inversion layer. This is a Cache Valley reality that all valley floor communities share.

What is the school assignment for elementary versus high school?

Sky View High School in Smithfield is the high school for most Hyde Park addresses. Elementary and middle school assignments vary by specific address within Hyde Park. Cache County SD provides an address finder tool. Always verify before purchase.

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