Where to move in Cache Valley? (Logan, Smithfield: real estate, rentals, new house)

[strawberryblonde]

Hello,
My family is considering moving to Cache Valley. My husband is expecting a job offer from USU. We've looked at real estate a lot online and have found quite a few homes that we like, but I can't figure out the difference between the following towns (if there is any): Smithfield, Hyde Park, North Logan, River Heights, Providence and Nibley. Would someone mind letting me know their feelings on the subject? Thank you!

[rsj1]

Hi StrawberryBlonde, let me see if I can be of some help. I have been a student at USU for 2 years, but just recently bought a house in Logan. The area is known as "The Island" and it is right below the University's "Old Main Hill". It's a beautiful area, and I have the Logan River running through my backyard. Anyway, you should be aware that Cache Valley is fairly small. You could drive from one end to the other in 45 minutes tops. The Idaho border is about 30 minutes north of Logan. There's a place there called "La Tienda" that is flooded with locals from here before big Powerball lottery drawings. I've heard they sell more lotto tickets than anywhere else in Idaho. Go figure As per your questions...

Smithfield is at the north end of Logan, on Main Street. It's about a 10 minute drive from USU campus. Smithfield has some nice places, but I'd say most of it are older houses and older residents. That's not necessarily a bad thing, it's a pretty quiet little town (don't go speeding through it, Smithfield cops are notorious for speed traps)

North Logan is anything north of about 1400 North. Most of North Logan is commercial near Main Street. North Logan is between Logan and Smithfield. Anyway, towards the east mountains it has been growing very quickly, and there are some very nice neighborhoods. Hyde Park could be considered the same as North Logan, they're both very similar. If I were to buy a new house, I'd probably look up there.

River Heights is to the south of Logan. I'd consider it a more run-down area of the city. The houses are older, and I think it has a reputation for being a heavy hispanic area. Hope you speak Spanish

I haven't been out to Nibley in a long time, but I think you could consider it similar to Providence. Providence is growing very quickly as well, and there are some really nice neighborhoods there - especially closer to the mountains. There are a couple of houses I have seen up on the mountain sell for $600-800k. They are mansions. Providence is between River Heights and Millville, about a 10-15 minute drive south of USU campus.

Overall, Cache Valley is pretty much the same everywhere. The only difference is the age of the houses, and how well they have been maintained. In Logan, most of the area west of Main Street and anywhere south of 200 North is fairly old.

Where would you be moving from? If visiting here, the best time to check it out is spring, summer or fall. Winter is definitely not the time that Logan is at it's finest. Air quality on bad days in Logan have been rated the worst in the entire country. Worse than LA, NYC, etc. Believe it! If you aren't familiar with "inversion" - you soon will be. Logan may as well be the Arctic from November to March. Last year I recall one morning on campus clocking in at -15F. That's brutal. If you come for a visit, also be aware to be VERY careful driving on US 89/91 south of Logan. The speed limit is 55, but there are a number of roads that merge into it. Almost everytime I drive on this road I see a wreck.

Drop me a line if I can be of any help to you. I'd be happy to do what I can.

Cheers,

RSJ

[strawberryblonde]

Thank you! I appreciate your input. We actually will be visiting in the winter (my husband will be going to do his final interview) , but we were there in the fall and it was gorgeous! We are leaning towards Hyde Park or Providence and hopefully up on the bench. I understand that the inversion doesn't reach the bench, is this true? We are moving from Northern CA, so it will be quite a move, but we think it will fit us better. We are a little nervous about the winter, but we lived in Rexburg for 3 years and we're still alive. California weather can just spoil a person a little bit.

Thanks again!

[chazcrew]

The good news is, Rexburg (iceburg) is worse than Logan, imo. So if you can make it there, you can make it in Cache Valley. But they are somewhat comparable!

Oops, thought I'd better edit for clarity: by worse, I mean weather-wise. Cold and snowy. I happen to think both cities are small, friendly areas, but the weather, brr! Also, I have relatives in Hyde Park who love it there, have lived there as long as I can remember. And their kids liked the high school they went to, so there you have it for what it's worth.

[gourmetgranny]

I just came across your post and understand you might have already decided on where to live in the Cache Valley. We have lived in California and then moved to Portland, Oregon. The last almost 3 years we've been in the Cache Valley. The first home we bought was in North Logan. We sold that and moved to the bench in Providence. While looking around we stayed with a son in Smithfield so are familiar with all three areas. Our youngest son even graduated from the high school in Smithfield. If you are looking for a small rural town, you might consider Smithfield but if you want shopping other than the local Lee's Market and the Smithfield Implement, you will find you are spending all your time driving back and forth between the Smithfield and Logan. The drive can take upwards of 30 minutes. Friends of ours who also worked for the University, moved out of Smithfield to be closer to the school. They found they were spending all their time and money behind the wheel of their car. I guess the important question is if you are looking for a newer home or more land and a more rural feel. We wanted views, close to town but not as transient as Logan itself is. Much of the areas right around the university are rentals and have a pretty consistent turnover. River Heights is not run down although the lower part of that area has older, smaller homes. The bench part of River Heights has a wide variety of price ranges and some newer homes can be found in Cliffside. You might want to reserach the flooding concerns around the mouth of "Dry Canyon." Providence as I'm sure your research has shown you has a large component of new homes and prices are a little higher than the rest other areas for similiar homes although there is the historic area to each of the cities you mention. Do you have children? Do you like to be involved in the various arts and culture programs or do you like quiet, rural communities. Does the smells of rural farms brings nostalgic thoughts or do you turn your nose up at the smell of the country? My husband loved the smell of the country but I grew up in areas where the closest I got to smelling the outside was fresh mowed lawns. The cache valley has a large dairy population so you might consider that and the flies they bring if you aren't used to that. The south end of the valley has a large meat packing plant that brings it's own odors especially in the summer. The Innovation Campus of USU has plans to enlarge greatly in the North Logan area (1400 North) and as a result it will lose some of the rural feel. I'll be happy to answer any more specific questions you have. I think no matter where you settle you'll love it here. We do.

[strawberryblonde]

Gourment Granny,
Thank you for your response. I'm glad to hear that you love it there! We are actually headed there this weekend for a job interview and to look at homes. I am very excited and nervous. I know that the culture there is going to be different. But in most ways, better. I just love friendly people!

Thanks for your input on Smithfield. We might as well stay here in CA if we want a commute, right? Lately, we have been very interested in Hyde Park and Providence. They seem like areas that are close to nature (mountains!) and still have neighbors for my kids (okay, and me!) to socialize with.

Wish us luck this weekend.

One last thing - I've been reading this board for a little while now and I want to just let coolcats, chazcrew and sargeantL know that I really appreciate all of your honest and heartfelt answers. I agree with you, but am not as comfortable as you with posting my feelings on the internet. I hope there are lots of people like you there in the Beehive State.

Shi