Live Brigham City listings, filtered
Homes with a basement in Brigham City
Brigham City homes for sale that have a basement, listed by every brokerage and pulled live from the MLS. Under the listings: the kinds of basement you will see, how to keep one dry and safe, and how to read a basement listing line by line.
Ask what is under the floor.
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The newest Brigham City homes with a basement
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Four kinds
How much of it is under the ground?
The kind of basement comes down to where the ground meets the house. Pick one to see how it lives and what to look at. No source says which part of town has which kind, so read each listing.
Under the groundBuried on every side
What to look at
- The light. Daylight arrives through window wells, the pits dug around the glass. Rooms down here run darker.
- A bedroom down here. A bedroom here needs a window you can escape through, and a well you can climb out of as well.
- The water. A lower level sits below the soil. Check how the ground slopes and where the downspouts empty.
Under the groundPartly buried, with the windows above the soil
What to look at
- The lot. A daylight basement needs a lot that slopes. The streets that climb the east hillside are where a slope is likelier, so look at the grade.
- The light. Full-size windows sit above the ground, so the lower level feels more like the rest of the house.
- Slope checks. The city's plan limits building on steep slopes, and a hillside lot needs slope and soil checks.
Under the groundUnderground in front, level with the lawn behind
What to look at
- The door. One door leads right out to the lawn. A couch is easy to move in, and the space can live like its own floor.
- The slope. That slope also shapes the driveway, the retaining walls and the path of the water. Walk the whole lot as well as the house.
- Hillside risk. The state maps 11 landslides on the mountain face inside the city. Ask about the soil on any hillside lot.
Under the groundAbout half of it
What to look at
- What it is. This level is half a flight below the entry, and partly under the soil.
- Read the listing. One listing may call it a basement while another leaves it out. See how the listing divides the square feet.
- Ask the agent. Ask whether the level has its own heat and a window you can climb out of.
The guide
What to know before you buy
The local read, square feet, dry and tested, the cost, before you tour and how it works
The local read
What a basement means in Brigham City
In shortHere are Brigham City homes that have a basement, whether finished or not. No public source counts them, so the useful question is what kind a home has and what shape it is in.
Start with the ground. The city's design rules put the frost depth at 30 inches, so footings go at least that deep. That tells you about the dig. It does not tell you how many homes have a basement, and nobody publishes that count for Brigham City.
The town is old. County parcel records from 2020 list 1,261 homes built before 1950, and 1,867 more from the 1950s and 1960s. In an older house, ask how the lower level was finished, when, and whether there is a permit.
A basement adds space without a wider house. It also brings the risks of living below the soil: water, radon, and a bedroom that needs a way out. My base is Southern Utah, so I send each listing to a partner agent I trust in Box Elder County to read the lower level with you.
Finished basement
Ready to use- The walls, floors, heating and lighting are complete
- You can live in it from the first day
- Request the permit and inspect the finish
Unfinished basement
Space to finish later- A bare room with raw walls and a slab floor
- You choose the finish and the timing
- A finished bedroom still needs a way out
Square feet
How to read the square feet
The total on a basement listing often counts the space below the ground. Equal totals can hide very different homes, so find where the square feet sit and how much is finished.
One floor over a finished basement listed at 2,200 sq ft
Half the total lies under the soil, and every foot is ready to use.
One floor over an open basement listed at 2,800 sq ft
Half the total is space you would finish later, on your own bill.
The same house, no basement listed at 1,400 sq ft
Only half the total on paper, yet the same room above the soil.
These samples explain the idea and are not real listings.
- Find the split. Find the number above the soil and the number below it. Use the above-ground number when you compare homes.
- Finished or not. A finished lower level comes with walls, floors and heating. An unfinished one is open space to finish later.
- Above grade. Above grade means above the soil, so those square feet never include the basement.
Dry and tested
Keeping the lower level dry and safe
A basement is only an asset when it stays dry and healthy. These are the local things to check.
Spring snowmelt
The weather station on the low west side of town records about 38 inches of snow in a year, and January is the snowiest month. As it melts, the water needs somewhere to go besides the walls. Check the slope and the downspouts.
Flood maps
The federal flood map marks a strip along Box Elder Creek, a small strip near 850 North, and the land west of I-15. Get a flood check on a lot near the creek or on the north side near 850 North.
Radon
Radon is a natural gas that rises through the soil into a house. In ZIP 84302, 59 percent of 532 tests in 2019 came in at or above the fix level. Across Utah the share was 35 percent. Test every home.
Soil and groundwater
No study of shallow groundwater covers Brigham City, and that is not proof there is none. The city asks for a soils report on every new subdivision. Ask the seller about any past water.
Snow: NOAA 1991 to 2020 normals, Brigham City station on the west side of town. Flood: FEMA map 49003C, effective September 29, 2010. Radon: Utah Department of Environmental Quality, 2019. Soils: Brigham City design criteria.
The cost
What a basement home costs in Brigham City
A basement is extra space under the same roof. A finished one gives you rooms to use now. An unfinished one is space to finish later, on your own time and your own bill.
The Census figure for the typical Brigham City home is about $369,300. It reflects what owners say a home is worth, which differs from a sale price. Compare any basement home with recent sales of similar homes nearby.
Shop by budget, or start from every home in a price range
Before you tour
The basement checklist
Take this on every showing. Tick each line as you check it. Your ticks stay on this device.
How it works
How we find you the right basement
My base is Southern Utah. Here is how a Brigham City basement search works with me.
Describe how you would use it
Is it for a family room, a guest room, storage, or a project for later? Full, daylight or walkout?
A partner agent joins us
A partner agent I trust in Box Elder County reads the square feet, how much is finished and any bedroom down there, and sets up the showings.
We go down first
On the tour we check the walls, the windows and the ground outside before you write an offer.
Your partner agent drafts the offer
Through to closing day, I keep working your file on the homework and the loan.
Where to look
Where to ask about the lower level
No source says which part of town has which kind of basement. The map shows where the older homes sit, where the ground slopes and where the flood maps and the soil reports matter.
Center
The old grid
The oldest homes in town, from before 1950 into the 1960s. Ask how the lower level was finished, when, and for the permit records.
East of 500 East
The east side
Sunset Heights and Mt View Estates, with plats from the 1950s onward. The streets climb the hillside, so read the slope of the lot and ask how the water runs.
North of center
Along Box Elder Creek
The flood map marks a strip from the canyon mouth across Main Street near 400 to 500 North and west along about 500 North to I-15. A small strip also runs along about 850 North.
South of the canyon
The southeast hillside
East Hills, built in 2019, and Eagle Crest, around 600 to 650 East. Slopes can bring windows and a walkout door, and they bring soil and slope checks.
West of 500 West
The west side
Spring Creek and Beeton Path, built since 2025, on flat ground about 200 feet below City Hall. No study covers groundwater, so ask the builder about the soils report.
Searches to look at first
Read it
Read the listing, line by line
A few short lines in a basement listing carry a lot of detail. Choose a line from the sample below to see which part of the house it covers and what to ask.
3,000 sq ft
Above the ground1,500 of the 3,000
The total often counts the basement. Here, half of the total sits under the soil. That half is usable space, yet it feels different from the main floor.
- What part of the total is above the soil?
- Is the whole basement in the total, or just the finished rooms?
- Line up homes by their above-ground space before anything else.
70% finished
Finished belowAbout 1,050 of 1,500
Most of this basement is walled, floored and heated. The storage room beside the stairs stays open, with raw walls and the furnace. That corner is left for a later project.
- Which rooms are done, and which stay open?
- Did the finish work get a permit? Ask for the records.
- Is there space to finish the remainder around the stairs and furnace?
5 bedrooms
Bedrooms with a way out4 of the 5
Bed 4 has a window you can escape through, set in a well you can also climb out of. The den backs onto no outside wall, so it has no window at all. Even so, an agent's listing might label that room a bedroom.
- Is the sample bedroom window wide enough to climb out of?
- Is the well itself easy to climb out of?
- Do your own bedroom count, walking from room to room.
Full-height basement
Measure toThe lowest beam or duct
A basement with full ceilings feels like the floors above. Yet a beam or a duct can hang low across a room. In this sample the ducts over the storage and the den drop below the family room ceiling.
- Carry a tape measure and check each room.
- Put the tape under the lowest beam or duct.
- Stand in each room. Does the space feel like a room, or like a closet?
Dry basement
Signs of waterAsk, then look
You want it dry, so see for yourself. Snowmelt brings water to the walls in spring. The ground should slope away, the downspouts should empty away, and the window wells should have a cover or a drain.
- Does the sample wall show a stain or a white crust near the floor?
- Ask the seller if floodwater or seepage ever reached the lower level.
- Radon runs high in this ZIP code. Ask if anyone tested the lowest level.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Quick answers
Basement homes, answered
Talk to Scott
Want a partner agent who goes down the stairs first?
Tell me how you will use the lower level, the part of town you like and your budget. I connect you with a partner agent I trust in Box Elder County for the showings, and I stay on your file for the homework and the loan side. Before you fall for a home, we check the walls, the windows and the ground outside.
How it works in Brigham City
- I look at the lower level, not only the total.Spotted a Brigham City basement home? Pass me the listing. The total square feet rarely say how much is finished or under the ground, so I get the partner agent's read first.
- A local agent to open the doors.I connect you with a partner agent I trust in Box Elder County for the showings, the offer and the closing. I stay on your file.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Questions on any home here are welcome. Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.