715 Bluff Street
Hyde Park, UT 84318
Prepared For:
Owner of 715 Bluff Street, Hyde Park, UT 84318
Date: April 14, 2026
Executive Summary
Value Recommendation
Estimated Market Value Range:
$850,000 – $915,000
Recommended List Price
$889,000
Supporting Rationale
Exceptional Utility
6 bedrooms, 4.5 baths, 5,190 finished sq ft, ADU with full kitchen, sauna, and 3-car garage — a rare combination at this price point.
Strong Competitive Position
The subject competes well with large family homes across Hyde Park, North Logan, and Smithfield.
Differentiating Features
The fully finished basement and ADU meaningfully strengthen market appeal and broaden the buyer pool.
Demand Threshold Awareness
Pricing above the low $900s pushes into thinner buyer demand and stronger custom-home competition — a meaningful risk.
Strategic Launch Position
A launch at $879,000 positions this home competitively while preserving meaningful upside and driving early buyer traffic.
Subject Property Overview
715 Bluff Street, Hyde Park, UT 84318
Year Built
2012
Beds / Baths
6 Bed / 4.5 Bath
Total Finished
5,190 sq ft
Above-Grade
2,595 sq ft
Finished Basement
2,595 sq ft
Lot Size
0.43 Acres
Garage
3-Car Attached
ADU
1 Bed / 1 Bath + Kitchen
Sauna
Included — Lifestyle Upgrade
How This Home Fits the Market
715 Bluff Street offers a compelling combination of scale, flexibility, and lifestyle amenities that is genuinely difficult to replicate at this price level in Cache Valley. With 5,190 total finished square feet across two fully developed levels, this home is built for larger households and buyers who want room to grow, host, or generate supplemental income.
The ADU with a full kitchen is a standout differentiator — one that expands the potential buyer pool to multigenerational families, house-hackers, and buyers seeking flexible living under one roof. Very few comparable properties in Hyde Park, North Logan, or Smithfield offer this combination at a similar price point.
The finished basement should be treated as meaningful value, but it is important to note that above-grade square footage carries stronger pricing influence per square foot with most buyers. Utah buyers do reward fully finished lower levels, but the premium is calibrated differently than main-floor living area.
Overall, this subject fits best in the upper-end family home segment — clearly above the mid-market, but positioned below the true custom and luxury acreage tier that begins above $1.2M.
Key Positioning Notes
- Home is 100% finished — no deductions for incomplete spaces
- ADU adds contributory value and broadens buyer appeal
- Above-grade area (2,595 sq ft) drives primary price-per-sq-ft analysis
- Basement value is real but layered separately in adjustments
- 3-car garage is a premium feature at this price band
- Sauna is a lifestyle differentiator with growing buyer interest
- 0.43-acre lot is above average for the immediate market area
Comparable Properties Summary
The following sold and active/pending properties represent the most relevant market evidence available within the competitive area. All data sourced from MLS records.
Sold Comparables
Active & Pending Competition
Reading the Comps
Strongest Anchors
MLS 2092132 (981 Pebble Creek Rd, Smithfield, $837,900) and MLS 2077489 (1820 E 1900 N, North Logan, $850,000) are the most useful mid-range anchors — both are 6-bedroom homes closer in age and utility to the subject. These two sold comps form the core support for the recommended range.
Lower Support Level
MLS 2090410 ($739,810) and MLS 2116524 ($750,000) — both Hyde Park sold comps — establish the lower support floor. Both are notably smaller and have fewer bathrooms. The active listing at MLS 2125271 ($750,000, 133 DOM) reinforces this floor but also signals that underpriced, lower-utility homes are sitting in the current market.
Upper Ceiling & Premium Competition
The pending at MLS 2124606 ($975,000) supports the top of the recommended range. The active at MLS 2140308 ($915,000) is the most directly comparable active listing — similar age, smaller square footage. The two luxury-tier comps ($1.225M and $1.24M) represent superior finish and lot profiles that set a ceiling well above the subject's natural positioning.
Market Analysis & Trends
Competitive Pricing Bands — Cache Valley Upper-End
🏆 Luxury / Custom Breakout
$1.2M+ — Superior finish, large acreage, custom builds. Thinner buyer pool. Less direct competition for the subject.
⬆️ Upper Support Zone
$925K – $975K+ — Larger, newer, or pending homes. Subject approaches this band with ADU and garage premium.
✅ Core Competitive Zone
$820K – $915K — Primary target range. Subject fits firmly in this band with size and ADU premium.
📉 Lower Support Zone
$750K – $820K — Smaller, older, or fewer amenities. The subject significantly outperforms these properties.
What Buyers Are Rewarding at This Level
3-Car Garages
A consistent premium driver in the Cache Valley upper-end segment. The subject's 3-car garage is a genuine differentiator.
Fully Finished Basements
Utah buyers meaningfully reward finished lower levels — particularly when they function as independent living spaces.
Flexible / Multigenerational Living
ADU appeal is growing rapidly. Buyers want the option — whether they use it for family, guests, or income.
Larger Lots
0.43 acres is above the comp average. Lot premium is real at this segment.
Updated Kitchens & Primary Suite Appeal
Move-in-ready condition with strong primary suite presentation consistently reduces DOM and supports price.
Pricing Strategy
Three distinct approaches based on your goals and timeline. All three are defensible — the right choice depends on your priorities as a seller.
⚡ Aggressive / Quick Sale
$849,000 – $869,000
Buyer Response: Strong early showings, likely multiple-offer scenario if condition is compelling. Broadest buyer pool engagement.
Marketing Tradeoff: Leaves value on the table if the market responds well. May signal lack of confidence in the product to savvy buyers.
Best Use Case: Seller needs a defined, faster timeline. Motivated to create urgency and competitive tension in the first weeks.
✅ Balanced / Recommended
$875,000 – $895,000
Recommended List Price: $889,000
Buyer Response: Attracts serious, qualified buyers who recognize the value of size, ADU, and condition. Generates engagement without overreaching.
Marketing Tradeoff: Optimal balance between value capture and time on market. Leaves room to negotiate while protecting seller net.
Best Use Case: The right move for most sellers in this market. Positions the home at the front of its competitive tier and maximizes buyer pool.
🎯 Premium / Stretch
$899,000 – $919,000
Buyer Response: Narrower initial pool. Buyers at this level will expect exceptional staging, presentation, and finish quality. Higher scrutiny on condition details.
Marketing Tradeoff: Risk of extended DOM if presentation doesn't fully justify the premium ask. Reduction risk increases after 45–60 days.
Best Use Case: Only if presentation, condition, ADU appeal, and finish level are exceptional — and seller has flexibility on timeline.
Why This Home Stands Out
Some homes check the boxes. This one redefines them. Here's what makes 715 Bluff Street genuinely exceptional in today's Cache Valley market.
ADU with Full Kitchen
A true self-contained unit — not just a finished basement. Whether for extended family, guests, or rental income, this ADU adds real-world flexibility that buyers are actively seeking and willing to pay for.
6 Bedrooms / 4.5 Baths
Room for everyone. Whether you're a growing family, a multigenerational household, or a buyer who wants dedicated space for a home office, gym, or guests — this layout delivers without compromise.
Fully Finished Basement
2,595 square feet of finished, functional lower-level space — equal to the entire above-grade footprint. 100% finished means zero cost or effort left for the next owner.
Sauna
A lifestyle upgrade that turns an already-impressive home into a personal retreat. Increasingly valued by buyers seeking wellness amenities at home.
3-Car Garage
One of the most consistently requested features in the Cache Valley upper-end segment. Room for vehicles, storage, recreational equipment, and more — without compromise.
0.43-Acre Lot
Generous outdoor space that sets this home apart from the average Cache Valley comparable. Room to breathe, entertain, garden, and enjoy — with mountain backdrop potential.
Recommended Launch Plan
A well-executed launch creates momentum. Here's how to position 715 Bluff Street for maximum impact from day one.
Pre-Launch Preparation
Professional Photography
High-quality photography that showcases the ADU, basement living areas, sauna, 3-car garage, and outdoor lot. These features need to be seen to be valued.
Clean Staging & Decluttering
Minimize visual clutter throughout all levels. The ADU and basement particularly benefit from intentional staging — help buyers visualize the functional potential.
Curb Appeal Polish
Yard, driveway, and exterior presentation create the critical first impression. With a 0.43-acre lot, the outdoor presentation carries significant weight.
Launch & Marketing Strategy
MLS Launch with Compelling Remarks
Listing remarks focused on flexibility, scale, ADU utility, lifestyle appeal, and move-in-ready condition. Lead with the ADU and finished basement in headline features.
Social Media & Agent-to-Agent Promotion
Targeted digital promotion emphasizing the multigenerational and ADU story. Agent network outreach to surface pre-qualified buyers in the upper-end family segment.
Zillow Showcase (Optional)
Consider Zillow Showcase for enhanced listing placement and visual presentation — particularly effective for upper-end homes with strong photo assets and a compelling ADU story.
Our Recommendation
Recommended List Price
$889,000
Expected Market Range
$850,000 – $915,000
Why This Number Makes Sense
- The subject's 5,190 sq ft, ADU, sauna, and 3-car garage justify a meaningful premium over sold comps in the $837K–$850K range — all of which are smaller and less equipped.
- The most relevant active competition sits at $915,000 with fewer square feet — the subject competes favorably at $879,000 while offering more value per dollar.
- Pricing at $879,000 keeps the home firmly in the core competitive buyer pool and avoids the thin demand zone above the low $900s where longer DOM risk increases.
- A clean launch at this price creates room to hold, negotiate, or respond to market feedback — without starting too high and losing early momentum.
Important Disclosures
Data Sources & Methodology
All sold comparable data and active/pending competition data referenced in this analysis is sourced from MLS records for the Hyde Park, North Logan, and Smithfield market areas in Cache Valley, Utah. This data is used for internal pricing analysis and market positioning purposes only and is not intended for external distribution.
The subject address — 715 Bluff Street, Hyde Park, UT 84318 — was not matched to an exact live MLS record at the time this analysis was prepared. All subject property facts referenced throughout this CMA (square footage, bedroom/bath counts, year built, lot size, ADU, garage count, and additional features) are based on owner-provided information and have not been independently verified against MLS records.
Limitations & Representations
Conclusions and value estimates presented in this CMA reflect professional judgment based on available market evidence. They are not a guarantee of sale price and should not be construed as a formal real estate appraisal or certified valuation.
Market conditions, buyer demand, and competitive inventory can change. The pricing conclusions in this report are valid as of the preparation date — April 14, 2026 — and should be revisited if there is a significant delay between preparation and launch.
Joni Kartchner · RE/MAX Peaks · 801-960-5967 · jonikartchner@remaxpeaks.com
© RE/MAX Peaks. All rights reserved. Prepared exclusively for the owner of 715 Bluff Street, Hyde Park, UT 84318.