Live River Heights listings
River Heights homes for sale
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Create my free accountThe market in numbers
What does a home in River Heights cost?
Short answerThe Census puts the typical River Heights home value at about $464,400. That is what owners say their homes are worth, not a sale price. About 95 in 100 homes here are single-family houses.
My market reports cover Southern Utah. For River Heights, these numbers come from public records: the U.S. Census and the Utah State Tax Commission. They move slower than sale prices, but anyone can check them.
River Heights is a small city, about two thirds of a square mile, and most of its land already has homes on it. About 95 in 100 homes are single-family houses. A few small buildings hold two to five apartments, and the zoning allows no apartment complexes. The median home was built in 1975. About 1 in 5 date from before 1950, mostly smaller homes in the middle of town. The biggest building decades were the 1950s, the 1970s and the 2010s, and only a handful of homes have gone up since 2020. Lots run a quarter to a half acre. The median is about 0.28 acre, and only about 3 in 100 are an acre or more. The county records about 7 in 10 homes as one floor. In a town this small, a few sales can swing every average, so read any number with care.
Prices
- Typical home valueU.S. Census ACS 2020 to 2024, what owners say their homes are worth
- ~$464,400
- Property tax (primary home)Cache County average, 2025, Utah State Tax Commission
- ~0.40%
The homes
- Lived in by their ownersOf occupied homes, U.S. Census ACS 2020 to 2024
- About 9 in 10
- Median year builtAbout 1 in 5 homes date from before 1950, U.S. Census ACS 2020 to 2024
- 1975
The place
- PopulationU.S. Census, 2025 estimate; 2,144 at the 2020 count
- ~2,250
- ElevationAt City Hall; about 4,520 ft by the Logan River to about 4,710 ft at the northeast corner
- About 4,570 ft
Getting around
- Drive to LoganAbout 2 miles to downtown
- About 5 min
- Drive to Salt Lake CityAbout 83 miles, over Sardine Canyon
- About 1 hr 30 min
Sources: U.S. Census Bureau, American Community Survey 2020 to 2024 (typical home value, owner share, year built) and 2025 population estimate; Utah State Tax Commission, 2025 (property tax); Cache County parcel records (lot sizes). Numbers checked October 15, 2026. Prices move, so ask me for current numbers.
If you are buying
Price a home against recent sales of similar homes nearby, not against the Census figure. Few homes come up for sale, so be pre-approved and ready the day the right one lists. Get the lot's city in writing. A Logan mailing address can sit inside River Heights, and the city line sets the taxes, the utilities and the school. Near the rim, check the slope and the drainage. Near Spring Creek, check for wet ground. Test any home for radon. On the USDA map, the whole city sits inside the ineligible area. That is a map result only, so check the address.
If you are selling
Start with what similar homes sold for in the last few months. With few sales close by, the appraisal can matter more. That is the check a trained appraiser makes for the lender on what the home is worth. An unusual home can take more work. What a buyer checks depends on the home: age and condition on an older home in the middle of town, the slope on a rim lot, wet ground near Spring Creek, and whether the lot carries irrigation shares.
What is my home worth?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. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Only in River Heights
What makes the River Heights market different?
Short answerIt is a small, separate city with Logan on three sides, and it is nearly built out. The city line, the rim and the creek decide what you check.
By the Census measure, a River Heights home is worth less than one in Providence next door, about the same as one in Nibley, and more than one in Millville or Logan. Its homes are the oldest of the five on average: the median home was built in 1975.
U.S. Census Bureau, American Community Survey 2020 to 2024: what owners say their homes are worth, not sale prices. Compare Cache and Weber counties
The city line, not the mail address
River Heights shares Logan's 84321 ZIP code, but it is its own city, with its own council, taxes, water, sewer and trash. A listing can show a Logan address and sit inside River Heights, or the other way around. The city line decides the taxes, the utilities and the school. Check the address against the county parcel record.
Few homes come up for sale
The city is small and mostly built on. About 7 new homes went up from 2019 to 2025, and about 49 vacant parcels remain. New homes mostly go on lots left between older homes. Two 2026 items are only at the plan stage, and no builder is confirmed. Do not wait on them.
The rim is the view and the homework
Lots on the north and west rim get the long view west. The wooded slopes below are too steep to build on, and a building near a slope over 25 degrees needs slope-stability measures. Read the engineering before you fall for the view.
Spring Creek and the wet ground
FEMA maps Spring Creek on the south line as a floodway, a thin strip from about 400 East to 700 East. A thin strip at the Logan River edge in Riverdale is mapped too. Together they cover about 1.5% of the city. The south side has high groundwater, and the city has urged sump pumps since 2023. Check the map panel for the address.
Most yards run on city water
There is no pressurized irrigation system. About 80 in 100 connections water their yards with city drinking water. Some lots hold shares in the Providence-Logan Irrigation Company, whose canals cross the city. A share is a piece of ownership in that company.Ask whether a lot carries shares, and get the answer in writing.
A second home on the lot is new
Since September 2026, a detached ADU (a small second home on the same lot) needs an 11,000 square foot lot, an owner who lives there, and 24 months of ownership first. Fees were not set in September 2026. Check the CC&Rs, and ask the city about nightly rentals.
Shop by part of town
Which parts of River Heights should I look at first?
Short answerThe easiest way to read River Heights is by place. Think in four places, from the older middle near City Hall out to the rim and Spring Creek. The age of the homes and the lot size change as you go.
The middle of town
City Hall is at 520 South 500 East, with Heber Olson Park nearby, the small DUP Park and the first home site of 1882. These are the oldest homes in town, with a median year built of about 1959, on lots near a third of an acre. Two buildings are on the National Register: the Olson House (1891, a private home) and the River Heights Sinclair Station. Older homes vary in condition, so check the structure and the updates.
The east side
These are the newer streets, rising to about 4,700 feet. Most homes built since 2000 sit between 600 and 800 East. River Heights Elementary is at 780 East 600 South, with Stewart Hill Park and Saddlerock Park close by. The highest ground is in the northeast corner. Lots run a little smaller than in the middle and the west, with a median near 0.27 to 0.28 acre.
The west rim and Riverdale
Older homes, with a median year built near 1955, on the biggest lots in town, with a median near a third of an acre. The rim gets the long view west, and the wooded slope below cannot be built on. Below the bluff, the Riverdale neighborhood sits by the Logan River on the lowest ground in the city. It is inside River Heights, not the city of Riverdale near Ogden. Check the slope and the drainage near the edge.
The south edge
This side meets the Providence line. Spring Creek has a mapped floodway, wet ground and high groundwater. Two 2026 land items sit on this side, Creekside Estates and a rezone near 700 East 600 South, and both are only at the plan stage. Ask about sump pumps, basements and drainage.
Check the city line
A mailing address can say Logan. The city a lot sits in sets its taxes, its utilities and its school. Every address inside the line goes to the same three schools for 2026 to 2027, but a home just across the line in Logan goes to the Logan City district. Get the lot's city in writing, and I will pass it to the partner agent on the ground, who walks the parcel with you.
Every part of town, in the River Heights guide
The guide walks the town from the older middle out to the rim, Riverdale and Spring Creek, with the checks for each lot.
Read about the neighborhoodsLooking just outside town? See homes for sale in Providence, Logan and Millville.
Selling in River Heights
Want to sell your home in River Heights?
List it with a partner agent I trust in Cache Valley. Your home gets featured on MovingUtah. Buyers read these pages while they shop for a home in River Heights. I make the connection and stay involved. Commissions are always negotiable.
Start with what your home is worth. There is no cost, and you do not have to list.
Call or text (435) 357-4345. I reply within one business day.
Selling outside Southern Utah. In Iron, Washington, Kane, Garfield, and Beaver counties I am your listing agent. Elsewhere in Utah, I connect you with a partner agent I trust in that area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee out of their compensation, never an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.
FAQ
Questions people ask about River Heights listings
They come from the local MLS feed and update through the day. New River Heights listings show up the day they go on the market. Homes that sell or go under contract drop off. It is the same data agents use.
Yes. It shows listings from every brokerage that takes part in the MLS, not just the homes one office has listed.
No. You can look at every listing without one. A free account is for when you want the site to keep watch for you.
You can save the homes you like and save your searches. You get an email when a new home fits your search or a price changes. You pick how often the emails come, and you can stop them any time.
The U.S. Census puts the typical River Heights home value at about $464,400 (ACS 2020 to 2024). That is what owners say their homes are worth, averaged over five years, not a sale price. About 95 in 100 homes are single-family houses, from older homes in the middle of town to newer streets on the east side. In a town this small, a few sales can swing every average, so check recent sales of similar homes and the live listings.
My base is Southern Utah. For a River Heights move, I connect you with a partner agent I trust in Cache Valley for the showings, the offer and the closing. I stay on your file for the homework and the loan side. If you work with an agent I refer, that agent's brokerage pays my brokerage a referral fee out of the agent's pay. It is not an added cost to you, and you are always free to choose any agent.
Not to look, and not to talk with me. You will want one before you write an offer. A pre-approval is a lender's letter that says how much you can borrow. Sellers take it seriously, and it settles your real budget. On USDA's map, the whole city sits inside the ineligible area. That is a map result only, and the map changes, so check the address. The pre-approval guide shows how it works, and the USDA loan guide covers that program.
List it with the partner agent I connect you with in Cache Valley, and your home gets featured on MovingUtah. The get featured page shows how that works. A home valuation is a good first step.
River Heights shares Logan's 84321 ZIP code. A listing can show a Logan address and sit inside River Heights, or the other way around. The city line sets the taxes, the water and sewer, and the school. Inside the line it is the Cache County school district, and just across it, the Logan City district. Test the address against the county parcel record. Ask me, and your partner agent can pull the parcel's city before you tour. The River Heights guide explains the city line.
The city is about two thirds of a square mile and mostly built on. About 7 new homes went up from 2019 to 2025, and about 49 vacant parcels remain. Be pre-approved and save a search, so you hear the day a home lists. If nothing fits today, see the Providence, Logan and Nibley listings pages.
For more answers about living in Utah, see the Utah FAQ.
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!!
Talk to Scott
Want a partner agent in River Heights on your side?
I am Scott Buehler. My base is Southern Utah, so for a River Heights move I connect you with a partner agent I trust who knows the valley. Tell me your budget, the part of town, and what you must have. I stay on your file for the homework and the loan side.
How it works in River Heights
- Ask me about any listing.Send me a River Heights listing you like. I will get the partner agent's read on it and tell you what to check before you write an offer.
- A partner agent on the ground.I connect you with a partner agent I trust in Cache Valley 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.Ask me about any home on this page. 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.