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Best Areas to Invest in Cache County

Cache Valley, the home of Reside Rentals and the city of Logan offers residents a lower cost of living, a growing economy, and low crime compared to other parts of the country. Both lifelong locals and those who have moved to the area enjoy abundant free or low-cost family-friendly recreational activities.

As the population in northern Utah continues to rise rapidly, real estate investors are searching for rental housing markets that have high occupancy rates and consistent returns.

Cache County stands out as one of the best locations, attracting thousands of new residents each year who are drawn to affordable home options, various employment opportunities, and small-town living.

This article will examine the top-performing areas within Cache County that deliver strong rental demand and steady cash flow through high occupancy.


Strategically situated between the cities of Logan and Brigham City, the town of Hyrum has emerged as a highly sought-after bedroom community for commuters working in both employment hubs.

With a population of approximately 7,500 residents, Hyrum maintains a tight-knit small-town atmosphere while providing easy access to job opportunities in Logan and Brigham City.

Its central location and employment anchor has cemented Hyrum as a fast-growing suburb in recent years. For real estate investors, Hyrum's appeal lies in the steady occupancy of rental properties, fueled by a steady influx of working professionals and families seeking more affordable housing than the larger cities.


Renters are drawn to Hyrum's family-friendly environment and short commute times. With a stable workforce and growing population, Hyrum delivers reliable cash flow to landlords through consistently high rental demand.

Logan City

Logan City is Cache County's largest and most populated area, serving as the economic hub. Home to over 50,000 residents, it has a robust infrastructure to support its size. Utah State University, with over 28,000 annual students, is a major economic driver and generates strong rental demand.

Students need off-campus housing, creating high occupancy rates for properties near campus in northeast Logan neighborhoods like Ridgeside, Merlin Olsen Park, and Greenville. Northwest Logan is also popular for its proximity to USU and amenities attracting families/professionals.

With steady inflows of students and employees each year, Logan provides reliable returns through consistently high rental occupancy of 95% or more.


Providence is a growing community. It has emerged as a popular area for real estate investment in recent years as it balances rural and suburban characteristics.

Spacious single-family homes sit on large lots, some with acreage, giving residents plenty of room to enjoy the outdoors. Scenic mountain vistas and open fields provide a peaceful small-town atmosphere.

Yet Providence is also extremely convenient, just a 15-minute drive from Logan where the major employment centers are located. With easy highway access, Providence appeals to commuters who prefer a quieter setting for their personal lives.

Real estate investors have taken notice and benefited from Providence's high occupancy rates and stable housing market.


Hyde Park

Hyde Park is a tight-knit community located along the Blacksmith Fork Canyon between Logan and Smithfield. Though small, it has a strong civic identity centered around the beloved Hyde Park Civic Center, a multi-purpose venue hosting community events.

Convenient highway access provides residents easy commutes to Logan amenities while enjoying Hyde Park's scenic mountain views and river access. Rental properties fill steadily due to the neighborhood's family-friendly atmosphere and proximity to both urban and outdoor amenities.


Nibley is a city located just south of Logan with a population of around 6,655 residents. It is renowned within Cache County for having highly rated public schools as well as abundant parks and open spaces.

A key natural attraction is the Firefly Nature Preserve, situated near the Sunrise Meadows and Virgil Gibbons Heritage Park neighborhoods. These parks provide recreational opportunities for residents among Nibley's scenic mountain backdrop.

Much of the city has a rural, small-town feel despite its proximity to Logan, as agricultural lands and undeveloped areas still surround the city.

Nibley appeals to many young families and professionals working in Logan who desire a tight-knit community atmosphere and conservatism that is characteristic of Cache Valley culture.

Rental properties in the Kartchner Homes and Sunrise Meadows subdivisions in particular maintain high occupancy with tenants attracted to Nibley's schools, amenities, and mountain-adjacent living.



Smithfield is a historic northern Cache County community known for its small-town charm and strong sense of community. With a population of around 10,000, many residents are involved in the area's agricultural roots.

Renters enjoy outdoor activities through numerous parks and trails, including the championship Birch Creek Golf Course. The annual Smithfield Health Days celebration further strengthens community bonds.

For investors, Smithfield offers a solid rental market. Located centrally in Cache Valley, it draws commuters to Logan and surrounding cities.

Affordable housing also attracts young families and professionals to the tight-knit setting. Overall, Smithfield provides landlords with consistent rental demand through its desirable small-town qualities and location.

River Heights

River Heights is a suburban neighborhood located north of Logan City in Cache County. Home to around 5,000 residents, it is known for its scenic views of the Logan River. Parks and trails allow residents access to outdoor activities along the riverbank.

River Heights has a quiet, suburban atmosphere with tree-lined streets and sidewalks. Crime is low and schools are highly rated. Despite its small-town feel, River Heights is only 10-15 minutes from Logan where most residents work, shop, and attend Utah State University.

Rental properties maintain high occupancy with families seeking a safe, family-friendly environment close to the city. River Heights' natural beauty and amenities make it a desirable Cache County community.

Bottom Line

Cache County is attracting a growing population to its top schools, affordable lifestyle, and jobs near Logan. As demand rises, home values and rents will likely appreciate steadily.

Investors would be wise to consider areas like Logan City, Hyrum, and Smithfield. These locations deliver high occupancy, reliable returns, and long-term growth. Now is the time to purchase in Cache County's top-performing markets.

Contact Reside Rentals for current investment property listings. Buying in strategic areas positions landlords to benefit from the region's strong rental performance and demographic shifts favoring values. Reach out today to find your next investment in one of northern Utah's most vibrant housing markets.

Reside Rentals is very attentive to both the owner and tenant. Their on line portal is an excellent way to communicate any projects or tasks that you need them to complete. Their service vendors have all been excellent. We own a home in Logan and feel extremely confident with Reside Rentals managing our home.

Deanne Rental Property Owner