Live Garland listings, filtered
Two-story homes in Garland.
Every home listed with a second floor on the Garland market, fed straight from the MLS and sorted newest first, with a clear read on why the two-story is the newer-subdivision form in this Bear River Valley farm town, and how it stacks more space onto a valley-floor lot.
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Newest first
The newest two-story listings.
Fed straight from the local MLS and filtered to homes listed with two stories: new Garland listings appear here as they list, and sold homes drop off. The read on what a two-story really gives you here is just below.
See every listing on the map
The full Garland inventory with the map, list view, and search filters. No account needed to look.
Hear about new matches first
Tell me what you are after and I will flag new listings that fit, usually the morning they go live.
This filter too narrow?
Browse every Garland listing, or slide sideways: single story.
If the grid looks thin on a given day, that is the real Garland market, not a glitch: this is a town of roughly 954 housing units with only a couple dozen homes for sale at a time, so any one floor plan can run lean in a given week. Tell me what you are after and I will have the Box Elder County partner agent I work with flag the next two-story the morning it lists.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What two-story homes mean in Garland.
In Garland the two-story is largely the newer form. The historic pioneer-platted grid around Main Street and Factory Street leans toward older single-level homes, the early-1900s company-town housing and mid-century ramblers on larger in-town lots. The two-story is what shows up on the town's growing margins, the new single-family product filling in the edges, where about a dozen homes were built in town in 2024. No production builder has planted a flag in Garland the way they have in the booming Tremonton next door, so two-story stock here is a mix of recent subdivision homes and the occasional updated older home rather than a wall of identical plans.
Here is the space-plus-land math that makes the two-story worth a look. Garland sits around 4,340 feet on the valley floor with a real cold season, so foundations go deep and a finished or finishable basement often comes with the territory. Stack a two-story plan on top of that basement and you can be looking at three usable levels under one roof: the main, the bedrooms up top, and the lower level. You pay for one foundation footprint and one roof but stand to use more floors, which on a valley-floor lot is how a two-story fits more finished square footage than a single-level home of the same footprint. If you want everything on one level instead, the single-story page is the better filter.
The trade-off is the stairs, and it is worth being honest about. A two-story puts the bedrooms a flight up and, where there is a basement, more space a flight down, so daily living runs vertical. The other thing to weigh is era and services. The newer subdivision two-stories carry younger roofs, furnaces, and panels than the older grid-core homes, which is a real plus, but where the lot sits still decides the homework. Inside the city you are on Garland City water and sewer, with power from Rocky Mountain Power. Out on a farm-edge parcel or in unincorporated East Garland across SR-13, the tax area, the water source, and the services can differ. The wider market, grid-core and edge alike, is on the all-listings page.
Whole-home prices cover the full Garland range, with late-2025 resale medians in the low-to-mid $400Ks and newer construction running into the high $400Ks and low $500Ks, and the trade behind that price is the commute. Garland itself stays mostly residential and agricultural, so most working residents drive a short way to the valley's jobs belt, Nucor Steel in Plymouth, Post Consumer Brands, West Liberty Foods and Intertape Polymer in Tremonton, Procter and Gamble in Bear River City, and Northrop Grumman at Promontory. The newer two-story margins are also where the active building sits, so that is the part of town to watch if a build interests you. Earlier than show me listings? Start with the Garland guide, and when a home below reads right, that is the moment to reach out.
What you are really buying in a two-story
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Often three levels, not two: with a deep-frost-line basement common here, a Garland two-story is frequently main plus upper plus lower level. Count the basement when you compare price per finished foot against a single-level home.
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Bedrooms up top: the standard plan stacks most or all of the bedrooms on the upper floor, with the living and kitchen on the main. Daily living runs up and down the stairs.
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The newer-margins form: most two-story stock sits on the growing edges that carried Garland's recent building, so it generally carries younger roofs, furnaces, and panels than the older Main Street and Factory Street homes.
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Basement: finished or framed: the lower level may be fully finished, partly done, or unfinished and waiting. It changes the usable square footage and the price, so confirm what is actually complete rather than counting the listing total as livable.
The local map
Where the two-story homes actually are.
Two-story homes turn up across Garland, but the volume clusters in a clear pattern, read by era: the newer subdivision margins that carried the growth, the historic grid where they are the exception, and the farm edges where a two-story sits on its own water and tax area. Here is where to look.
The new subdivision margins
The town's growing edges are where the new single-family product lives, and where most two-story stock sits, with about a dozen homes built across Garland in 2024. Lots are tighter than the old core, systems are the youngest in town, and these are standard suburban two-stories at a small-town valley price. Verify any plat name against city planning before you write.
Main Street and the historic grid
The pioneer-platted core around Main Street and Factory Street leans toward older single-level homes, but two-story homes surface here too, usually as updated older homes or infill. These trade lot maturity and a walk to the Carnegie library and city hall for older bones, so inspect the systems, not the charm.
The school end toward Tremonton
Near Bear River High at 1450 S Main and Bear River Middle on the southern edge, where Garland blends across the fields toward Tremonton, two-story homes put you close to the valley's secondary schools and a short hop to Tremonton's stores, hospital, and the I-15 on-ramp east of town.
Farm edges and large-lot parcels
Beyond the city grid toward the Malad River bottoms, some two-story homes sit on bigger parcels and the unincorporated fringe. This is where the city-versus-East-Garland question and secondary irrigation come in, so what serves the parcel and what conveys with it decide its real value, lot by lot.
Where new construction is active
The active building on Garland's margins leans toward newer plans, and two-story is a common shape. On a new build you can often pick the plan and the basement finish before the foundation is poured, if you are willing to wait for it. Confirm city water and sewer availability and the FEMA panels on low ground first.
Tremonton next door, if the edges run thin
If Garland's two-story inventory runs lean, the same valley growth is building far more two-story stock in Tremonton fused to the south edge, where production builders are established. Weigh the extra choice against staying in Garland proper, since the two towns run as one corridor with two Main Streets.
Before you tour: what to actually check
Basement finish level: fully finished, partly done, or unfinished changes the real usable square footage and the price. Confirm what is complete rather than counting the listing's total footage as livable.
Bedroom split: most two-stories stack the bedrooms upstairs, but some put a primary or a guest room on the main. Check the plan if you need a main-floor bedroom.
Stairs and daily flow: walk the stairs to the upper floor and down to the basement in person. Daily living runs vertical in a two-story, and the railing, rise, and turn matter more than they read on paper.
Era and systems: an edge-margin two-story carries younger systems than an older grid home, but still date the roof, furnace, water heater, and panel. A new build needs the actual city limits and lot lines verified independently.
City or East Garland, and water: inside the city you are on Garland City water and sewer with Rocky Mountain Power. On a farm-edge parcel or in East Garland, confirm the tax area, the culinary water source, and any secondary irrigation before you write the offer.
Commute, rail, and flood maps: test-drive the real run to the valley jobs belt from the specific subdivision, locate the active Union Pacific freight line relative to the parcel, and check the FEMA panels on low ground near the Malad bottoms.
Want the two-story shortlist without the homework?
Tell me your budget, the part of Garland you like, and how many finished levels you actually need, whether that is a main and upper or a full three floors with a finished basement. I will connect you with a trusted Box Elder County partner agent for the on-the-ground work and stay on the file for the homework and the financing. You get a local who knows the streets and a second set of eyes who answers to you.
Selling a two-story home in Garland? The buyers reading this page want exactly that. List it with the Garland-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
Two-story shopping, answered.
They are largely the newer form here. The historic pioneer-platted grid around Main Street and Factory Street leans toward older single-level homes, the company-town housing and mid-century ramblers, while the two-story is the new single-family product filling in the town's growing margins, where about a dozen homes were built in 2024. No production builder has planted a flag in Garland, so two-story stock is a mix of recent subdivision homes rather than a wall of identical plans.
Often, on a price-per-finished-foot basis. Because Garland sits around 4,340 feet with a deep frost line, a basement comes with most homes, and stacking a two-story on top of that basement can give you three usable levels under one foundation and one roof. A single-level home spreads the same square footage across a wider footprint, so the roof and foundation cost more per foot. With resale medians in the low-to-mid $400Ks, the two-story tends to buy more finished space for the money, with stairs as the trade-off. The single-story page covers the one-level option.
Usually, yes. The valley-floor elevation and deep frost line mean foundations go down anyway, so basements are common and a two-story is frequently three levels: main, upper, and a lower level that may be finished, partly done, or unfinished. Confirm the basement's finish level on the listing, because it drives both the usable square footage and the price. I am happy to read the floor plan with you.
On the town's growing margins, in the new single-family product that carried Garland's recent building, where about a dozen homes went up in 2024. That is also where the active building sits. If Garland's edge inventory runs thin, the same valley growth is building far more two-story stock in Tremonton fused to the south edge. The live listings above are the honest count on any given week.
It depends on where the parcel sits. Inside Garland city limits, even an edge two-story is typically on Garland City water and sewer in Tax Area 113, with power from Rocky Mountain Power since the city runs no electric utility. Out on a farm-edge parcel or in unincorporated East Garland across SR-13, the tax area, the water source, and any secondary irrigation can differ. That changes the inspection, the financing, and the ongoing cost, so confirm what serves the lot before you write. You can also browse the wider market on the all-listings page.
Tell me the budget, the part of town, and how many finished levels you need, and I will connect you with a Box Elder County partner agent and flag matching listings as they go live. Because this is a small market with only a couple dozen homes for sale at a time, getting the call early is most of the battle. Pair that with a pre-approval so you can tour the good ones before the weekend crowd does.