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

Cache County · City Guide

Richmond
Utah

North Cache Valley's most complete small city — Beaver Mountain 25 minutes, Black Bear Canyon, and north valley quiet.

Richmond is north Cache Valley's most complete small city — 3,000 residents with Beaver Mountain Ski Resort 25 minutes east via Blacksmith Fork Canyon north route, the Cub River canyon system providing outdoor recreation, and the north valley's agricultural character preserved alongside a genuine small commercial core.

~3,000Population

4,600 ftElevation

84333ZIP Code

Beaver Mountain: 25 min · Cub River Canyon · North Cache Valley · Cache County SD

Richmond Market Snapshot · 2026

Median Sale Price~$395,000

Price Per Sq Ft~$190

Avg. Days on Market22–38 days

List-to-Sale Ratio96–100%

1-Year Appreciation+3.6%

Active Listings8–15 homes

Absorption Rate~2.1 months

Market ConditionBalanced Market

Beaver Mountain Close · Canyon Recreation · North Valley

About Richmond

Cache County — Richmond
North Cache Valley's most complete small city — Beav

Richmond is the most recreation-proximate residential community in north Cache Valley — the city that sits closest to Beaver Mountain Ski Resort (25 minutes via the Cub River/Preston highway route) and directly adjacent to Cub River Canyon, which provides year-round hiking, fishing, and the most dramatic northern access to the Logan Ranger District's trail network.

The city's north valley position — 12–14 minutes north of Smithfield and 22 minutes north of Logan — gives it the most rural character of any Cache County incorporated community while maintaining the commercial access that Smithfield and Logan provide. Cache County School District serves Richmond through North Cache High School or another north valley assignment.

For buyers who specifically want to ski Beaver Mountain regularly, Richmond's 25-minute access makes daily ski visits practical in a way that Logan-proper or south valley communities can't match. The resort is Utah's last family-owned ski mountain — affordable, rarely crowded, and perfectly suited for families.

Richmond City Official Website — City of Richmond — parks, recreation, Beaver Mountain access, and community services for this north Cache Valley community.

Visit Site ↗

Real Estate Overview

Price Ranges by
Richmond Zone

East / canyon approach$405K–$510K

Cub River Canyon proximity · mountain character · best Richmond views

Central Richmond$380K–$470K

Most active · established character · commercial access

Richmond Mortgage Calc

Cache County tax rates

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Investment Analyzer

Cap rate and equity modeling

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Richmond Buy-and-Hold Snapshot

+3.6%YoY Appreciation

<2%Vacancy Rate

3.8–4.5%Cap Rate Range

Richmond Neighborhoods

Where to Buy in Richmond — Market Zones

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

Canyon Approach

$405K–$510K

East Richmond addresses face the Cub River Canyon approach — the mountain character is most pronounced here. Beaver Mountain Ski access 25 minutes. Limited supply with good demand from ski-focused buyers.

Canyon viewsBeaver Mountain 25 minMountain character

Central

$380K–$470K

Most transaction-active zone. Richmond's main commercial services and community parks accessible. Cache County SD throughout.

Most activeCommunity coreCache County SD

Market Data

Richmond Market —
Numbers for Buyers

Richmond's +3.6% appreciation reflects the recreation premium and steady north valley demand.

The balanced market (2.1 months) provides moderate buyer leverage that the south corridor communities don't.

Investment cap rates (3.8–4.5%) are solid for a rural community with consistent demand.

Median Sale Price

~$395,000

Cache County avg ~$395K.

Days on Market

22–38 days

List-to-contract. Seasonal variation.

Absorption Rate

~2.1 months

Under 2 = seller advantage.

List-to-Sale Ratio

96–100%

Sale % of list price.

Appreciation

+3.6%

Year-over-year median change.

Price / Sq Ft

~$190

Varies by zone and age.

Financing in Richmond

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
Richmond

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

High School · Cache County SD

North Cache High School

North Cache High serves the north valley communities including Richmond. Cache County SD assignment.

Grades 9–12 · Cache County SD

Elementary · Cache County SD

Richmond Elementary

Small K–6 with north valley character and community engagement.

Grades K–6

Middle · Cache County SD

North Cache Middle School

Serves north valley middle school population.

Grades 7–8

Higher Education

USU Logan — 22 min south

Utah State University 22 minutes south via US-89/91.

University Access

Commute

Getting From Richmond
to Where You Need to Be

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

Destination

Drive Time

Route

Beaver Mountain Ski Resort

24–30 min

North then east via Cub River/Preston Hwy route

Cub River Canyon

4–8 min

East from most addresses

Smithfield (south)

12–16 min

US-89/91 S

Logan (downtown/USU)

20–26 min

US-89/91 S

Newton (north)

10–14 min

US-89/91 N

Bear Lake

48–55 min

South to Logan Canyon then east

Brigham City / I-15

55–65 min

South to Logan then US-89/91 S

Local Highlights

What Richmond
Offers Day-to-Day

Beaver Mountain Ski Resort — 25 minutes east via the Cub River highway — is Utah's last family-owned ski mountain. The resort's affordable pricing (season passes and lift tickets are significantly below major Utah resorts), low crowds, and family-friendly atmosphere create a ski experience that daily-use Richmond buyers value highly. Cub River Canyon provides year-round hiking, fishing in the Cub River for trout, and the access road to the northern Logan National Forest trail network.

Logan's full commercial and cultural infrastructure is 20–26 minutes south. Smithfield's Sky View High School and commercial corridor are 12–16 minutes south. North Cache High School within the north valley community serves Richmond students. The north Cache Valley agricultural character — expansive hay fields and grain farms — provides the rural landscape context that makes Richmond genuinely feel removed from the corridor's suburban density.

Beaver Mountain Ski — 25 minCub River Canyon trailheadCache County SD schoolsNorth Cache Valley quietLogan/USU — 22 minBear Lake — 50 minNorth Cache High SchoolAgricultural north valley views

Buyer Questions

Frequently Asked Questions
About Buying in Richmond

Why is Beaver Mountain significant for Richmond buyers?

Richmond's 25-minute access to Beaver Mountain makes daily skiing during the season (typically December through April) practically feasible in a way that south valley communities can't match — Logan buyers are 35–45 minutes away. Beaver Mountain's family-owned model means consistently lower prices than the I-15 resort corridor, fewer crowds than Snowbasin or Park City, and a ski culture that values families and beginners alongside serious skiers.

How does Richmond compare to Huntsville in Weber County for mountain/ski community buyers?

Huntsville ($580K median) has Snowbasin (15 min) and Powder Mountain (20 min) with Pineview Reservoir. Richmond ($395K median) has Beaver Mountain (25 min) with Cub River Canyon. Huntsville's resort quality is higher; Richmond's price is $185K lower. For buyers who ski Beaver Mountain specifically and don't need world-class terrain, Richmond delivers the mountain lifestyle at a dramatically lower price.

What is North Cache High School like?

North Cache High is a smaller Cache County SD high school serving the north valley communities. Consistent academics and competitive athletics at the 4A classification. The school's smaller scale creates accessible program participation and strong community-school relationships.

What property taxes apply?

Cache County 0.57% — roughly $2,252/year on a $395K home.

Are there down payment programs?

Utah Housing programs apply. See our DPA guide.

Is the Beaver Mountain access road the same as the Logan Canyon road?

No — Richmond's Beaver Mountain access goes north from Smithfield/Richmond through the Cub River canyon system, which is a separate route from Logan Canyon. The two access routes converge near the resort. Richmond's approach via the Cub River route is slightly shorter than approaching from Logan Canyon.

Explore Cache County