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

Cache County · City Guide

Hyrum
Utah

South Cache Valley's anchor — Hyrum Reservoir, Mountain Crest High School, and Blacksmith Fork Canyon at the doorstep.

Hyrum is south Cache Valley's anchor city — 8,500 residents where Hyrum Reservoir State Park provides freshwater boating and fishing immediately accessible, Mountain Crest High School anchors the south valley school community, and Blacksmith Fork Canyon leads to Hardware Ranch and the southern Wasatch Range.

~8,500Population

4,580 ftElevation

84319ZIP Code

Hyrum Reservoir: 2 min · Mountain Crest HS in city · Blacksmith Fork Canyon

Hyrum Market Snapshot · 2026

Median Sale Price~$385,000

Price Per Sq Ft~$188

Avg. Days on Market20–32 days

List-to-Sale Ratio97–101%

1-Year Appreciation+3.7%

Active Listings18–30 homes

Absorption Rate~1.8 months

Market ConditionSeller's Market

Reservoir Access · Mountain Crest HS · Canyon Gateway

About Hyrum

Cache County — Hyrum
South Cache Valley's anchor — Hyrum Reservoir, Mount

Hyrum anchors the south end of Cache Valley's developed corridor — the city where Hyrum Reservoir State Park provides freshwater recreation at the most direct access of any Cache Valley community, Mountain Crest High School serves the south valley population, and Blacksmith Fork Canyon provides the gateway to Hardware Ranch Wildlife Management Area and the southern Wasatch Range.

The Hyrum Reservoir is the community's most distinctive asset — a 2,600-acre freshwater reservoir with full boating facilities, fishing for multiple species, and the state park infrastructure that Willard Bay delivers in Box Elder County. Unlike Willard Bay, Hyrum Reservoir is south valley's own recreation asset rather than requiring significant travel.

Cache County School District serves Hyrum — Mountain Crest High School is within city limits, creating the same school-as-anchor dynamic that Sky View creates for Smithfield. South valley buyers specifically target Hyrum addresses for the school proximity.

Hyrum City Official Website — City of Hyrum — parks, recreation, Hyrum Reservoir, and community services for this south Cache Valley anchor.

Visit Site ↗

Real Estate Overview

Price Ranges by
Hyrum Zone

Reservoir-adjacent$400K–$520K

2 min to state park · lake views · premium south valley

Central Hyrum$370K–$460K

Most active · Mountain Crest HS zone · established character

Canyon approach (east)$385K–$475K

Blacksmith Fork Canyon proximity · mountain character

Hyrum Mortgage Calc

Cache County tax rates

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Investment Analyzer

Cap rate and equity modeling

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Hyrum Buy-and-Hold Snapshot

+3.7%YoY Appreciation

<2%Vacancy Rate

3.8–4.5%Cap Rate Range

Hyrum Neighborhoods

Where to Buy in Hyrum — Market Zones

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

Reservoir Adjacent

$400K–$520K

State park 2 minutes — Hyrum Reservoir's freshwater access is the most immediate lake-living in Cache County. Fishing, boating, swimming all practical from residential addresses.

Reservoir 2 minLake viewsCache Valley lake access

Central Hyrum

$370K–$460K

Mountain Crest HS within city. Most transaction-active zone with best comp data. Consistent seller market conditions.

Mountain Crest HSMost activeSeller market

Canyon Approach

$385K–$475K

East Hyrum addresses facing Blacksmith Fork Canyon entrance. Mountain character, Hardware Ranch accessible in 20 minutes.

Canyon gatewayHardware RanchMountain backdrop

Market Data

Hyrum Market —
Numbers for Buyers

Hyrum's +3.7% appreciation reflects the combined effect of reservoir access, in-city high school, and the south valley's consistent demand from buyers priced out of Logan and Providence.

The seller market (1.8 months) is sustained by Mountain Crest HS demand and the reservoir premium. Spring listings compete actively.

Investment in Hyrum benefits from the reservoir's recreational premium and the stable demand base of an in-city high school community.

Median Sale Price

~$385,000

Cache County avg ~$395K.

Days on Market

20–32 days

List-to-contract. Seasonal variation.

Absorption Rate

~1.8 months

Under 2 = seller advantage.

List-to-Sale Ratio

97–101%

Sale % of list price.

Appreciation

+3.7%

Year-over-year median change.

Price / Sq Ft

~$188

Varies by zone and age.

Financing in Hyrum

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
Hyrum

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

High School · Cache County SD

Mountain Crest High School

Mountain Crest HS is in Hyrum — Cache County SD south valley school serving Hyrum, Providence, Nibley, and River Heights. Solid academics and competitive 5A athletics.

Grades 9–12 · 5A · in city

Elementary · Cache County SD

Hyrum/Millville Elementary

Multiple Cache County SD elementaries serve Hyrum zone. Strong performance metrics.

Grades K–6

Middle · Cache County SD

South Cache Middle School

South Cache Middle serves the south valley. Feeds into Mountain Crest.

Grades 7–8

Higher Education

USU Logan — 14 min

Utah State University 14 minutes north.

University Access

Commute

Getting From Hyrum
to Where You Need to Be

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

Destination

Drive Time

Route

Hyrum Reservoir State Park

2–5 min

Adjacent to south city edge

Mountain Crest HS

3–6 min

Within city

Logan (downtown/USU)

14–18 min

US-91 N

Blacksmith Fork Canyon

6–10 min

East on SR-101

Hardware Ranch

24–30 min

SR-101 E through Blacksmith Fork Canyon

Logan Canyon / Bear Lake

22–30 min

North to Logan then east

Brigham City / I-15

50–58 min

North through Logan then south

Local Highlights

What Hyrum
Offers Day-to-Day

Hyrum Reservoir State Park — adjacent to the city's south edge — provides full freshwater boating (power boats, kayaks, paddleboards), fishing for rainbow trout, largemouth bass, and channel catfish, sandy swimming beaches, and camping facilities. The reservoir is Cache County's primary freshwater boating destination and a warm-water fishery that complements Logan Canyon's cold-water fly fishing.

Blacksmith Fork Canyon — accessible in 6–10 minutes east on SR-101 — leads through a spectacular narrow canyon to Hardware Ranch Wildlife Management Area (24–30 minutes), where the state manages a winter elk feeding program with sleigh rides and wildlife viewing from November through March. Mountain Crest High School's athletic events and performing arts provide community programming in the city itself. Logan's full infrastructure is 14 minutes north.

Hyrum Reservoir State Park — 2 minMountain Crest HS — in cityBlacksmith Fork Canyon — 8 minHardware Ranch elk — 25 minFreshwater boating and fishingLogan/USU — 14 minBear Lake — 50 minCache County SD schools

Buyer Questions

Frequently Asked Questions
About Buying in Hyrum

How does Hyrum Reservoir compare to Willard Bay?

Both are freshwater reservoirs with state park infrastructure. Hyrum Reservoir (2,600 acres) is slightly smaller than Willard Bay but provides warmer water in summer, bass fishing that Willard Bay lacks, and the Blacksmith Fork Canyon as an adjacent bonus. The two reservoirs are in different counties — Hyrum is Cache County, Willard Bay is Box Elder County. For Cache Valley residents, Hyrum is the local option; Willard Bay requires driving south to Box Elder County.

Is Mountain Crest HS comparable to Sky View HS?

Both are Cache County SD schools at the 5A classification. Sky View (Smithfield) is historically the higher-profile of the two, with more state championship athletics history. Mountain Crest is solid and improving, with a strong performing arts program and competitive athletics at the 5A level. For families for whom the specific school matters, research both before deciding. For families who want any Cache County SD high school, both are substantially equivalent in quality to Weber SD's better schools.

What property taxes apply in Hyrum?

Cache County 0.57% — roughly $2,195/year on a $385K home.

Are there down payment programs?

Utah Housing programs apply. See our DPA guide.

What is Hardware Ranch and why does it matter for Hyrum residents?

Hardware Ranch Wildlife Management Area is a Utah Division of Wildlife Resources facility in upper Blacksmith Fork Canyon where supplemental winter feeding supports a managed elk herd. From November through March, visitors can take horse-drawn sleigh rides through the elk herd — one of Utah's most distinctive wildlife experiences accessible from a paved road. The facility is 24–30 minutes from Hyrum — an exceptional day-trip for families with children. Summer access provides canyon hiking and fishing.

Is the reservoir safe for swimming?

Hyrum Reservoir is designated as a swimming area by Utah State Parks — the park maintains water quality monitoring and posts advisories when conditions warrant. The reservoir's freshwater quality is generally excellent. Summer weekend crowds at the state park can be significant; early morning or weekday visits provide a quieter experience.

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