Market analytics · April 2026 archive
Bluffdale, Utah real estate market report.
Monthly sold prices, days on market, sale-to-list ratio, and absorption rate. Updated nightly from UtahRealEstate.com and the Washington County Board of Realtors.
Updated · Sources: UtahRealEstate.com & Washington County Board of Realtors
April 2026 · Market Analysis
Bluffdale closings nearly doubled year-over-year as spring pace snapped back in April.
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April 2026 brought a notable acceleration in Bluffdale's closing pace, with median days-on-market dropping to 17 days — down from 45 days in February and 8 days in March's unusually tight sprint, settling into a rhythm that suggests genuine buyer engagement rather than a one-month anomaly. Closings reached 24 in April, more than double the 11 recorded in April 2025, while active inventory climbed to 71 homes, up from 65 in March and 46 in February. The median sale price landed at $576,000, a 21% increase from April 2025's $475,000, though the mix of 8 luxury closings above $700,000 — including a $2,000,000 sale in Cascade Cove — contributed meaningfully to that figure.
Market pulse
Median DOM in Bluffdale has swung sharply over the past six months: 65 days in December, 37 in January, 45 in February, then a dramatic compression to 8 days in March before settling at 17 days in April — a pattern that reflects both the seasonal spring reactivation and a more balanced buyer pool than the winter months suggested. The sale-to-list ratio held firm at 99.31% in April, nearly matching March's 99.73% and well above January's 97.88%, indicating sellers are not being forced into meaningful concessions. New listings reached 34 in April, the most in any month tracked over the past six months, and active inventory at 71 homes gives buyers more options than at any point since last summer. In the $400,000–$700,000 band — where 16 of April's 24 closings occurred — median DOM was 16 days and the median sale price was $485,625, while the 8 closings above $700,000 posted a median sale of $1,145,000 at a slightly slower 22-day median DOM.
Mortgage context
The 30-year fixed rate sits at 6.625% as of late May, up 0.43 percentage points from February's monthly average of 6.19% — the low point of the past six months. Rates have moved in a choppy band since October 2025, averaging 6.38% that month, dipping to 6.19% in February, then climbing back through March (6.48%) and April (6.42%) before pushing higher still. For Bluffdale buyers financing near the median, that February-to-now climb translates directly into a measurable monthly cost increase that is shaping how aggressively buyers are willing to stretch on price.
Payment math
On a median-priced home today, P&I lands at $2,951/mo at 6.625% — $113/mo more than 30 days ago at 6.25%, and $132/mo above the February 2026 low when rates averaged 6.19% and P&I would have been $2,819/mo.
If you're buying
Target homes in Bluffdale that have been listed 45 days or more — the p75 DOM sits at 61 days, meaning a meaningful share of active inventory is already stale, and the sale-to-list ratio on those homes tends to run closer to 97–98% rather than the 99%+ seen on fresh listings. In the $400,000–$700,000 range, communities like Bringhurst Station and Day Ranch Towns are producing closings quickly (19-day and 3-day median DOM respectively in April), so well-priced new listings in those neighborhoods will not sit — come prepared with financing locked and a clean offer. If you're considering the Independence Village or Westgate corridors, check days-on-market carefully; those subdivisions have shown wide DOM variance over the past two quarters.
If you're selling
With 34 new listings hitting the market in April and active inventory at 71 homes, Bluffdale sellers are competing in a more crowded field than at any point this winter — price to the current 99.31% sale-to-list reality, not to last spring's comparable. Homes in the $400,000–$700,000 range are moving in roughly two weeks when priced correctly, but the luxury segment above $700,000 showed a 22-day median DOM in April and has historically been more sensitive to rate moves given jumbo rates are currently at 7.375%. If your home is in Day Ranch Estates or along the Deer Mountain bench, lean on condition and lot differentiation to justify any premium over recent Bringhurst Station comps.
Outlook
Over the next 60–90 days, Bluffdale's inventory is likely to keep building as the spring listing season continues — 34 new listings in April follows 32 in March, and that pace typically holds through June before easing. If rates stay near or above 6.625%, the buyer pool for homes priced above $650,000 will remain constrained, and sellers in that range should expect longer marketing times than the sub-20-day median seen in the core $400,000–$600,000 segment. Buyers priced out of Draper or South Jordan along the I-15 corridor will continue to look at Bluffdale as a value alternative, which should keep demand reasonably steady in the entry-level and mid-range bands even as affordability tightens.
Watch for
If the 30-year fixed rate crosses 7% before July, expect median DOM in Bluffdale's $600,000–$700,000 band to stretch past 45 days and the sale-to-list ratio to slip below 98% as buyers recalculate monthly payment thresholds.
"Bluffdale's spring reset: faster closings, more volume, and a rate headwind buyers can't ignore."
Common questions about Bluffdale this month
Is Bluffdale a buyer's or seller's market in April 2026? ▾
It's a balanced-to-slightly-seller-favoring market in the core price range. The sale-to-list ratio of 99.31% and a 17-day median DOM indicate sellers still hold modest leverage on well-priced homes. However, with 71 active listings and 34 new listings hitting in April alone, buyers have more negotiating room than they did in the winter months, particularly on homes that have been sitting past 45 days.
How much did home prices change in Bluffdale compared to last April? ▾
The median sale price in April 2026 was $576,000, up from $475,000 in April 2025 — a 21% increase year-over-year. That said, April 2026 included 8 closings above $700,000 (including a $2,000,000 sale in Cascade Cove) compared to just 3 in April 2025, so the mix of luxury closings is pulling the median higher. The $400,000–$700,000 band, which represents the bulk of activity, posted a median sale of $485,625.
What are homes selling for relative to asking price in Bluffdale right now? ▾
In April 2026, the sale-to-list ratio was 99.31%, meaning homes are closing very close to their list prices on average. Of the 24 closings, 7 sold above list, 5 at list, and 12 below list — so while the average is near 100%, roughly half of buyers did negotiate some discount. Homes in Bringhurst Station and Day Ranch Towns closed quickly and near full price, while properties sitting past 60 days showed more room for negotiation.
Are there good deals to be found in Bluffdale's newer subdivisions? ▾
Cobalt Village posted a 51-day median DOM and a $422,000 median sale in April, which is below the overall $400,000–$700,000 band median of $485,625 — suggesting some value relative to faster-moving neighborhoods. Day Ranch Towns closed at a $444,950 median in just 3 days, indicating strong demand at that price point. Buyers looking for negotiating room should focus on listings past 45 days on market, where the data suggests sellers are more flexible.
How are rising mortgage rates affecting Bluffdale buyers in spring 2026? ▾
The 30-year fixed rate is currently 6.625%, up from a recent low of 6.19% in February 2026. On a median-priced Bluffdale home, that translates to a P&I payment of $2,951/mo — $132/mo more than the February low of $2,819/mo. For buyers in the $400,000–$500,000 range the impact is more manageable, but those stretching toward $650,000–$700,000 are feeling the squeeze, particularly as jumbo financing (above conforming limits) carries a 7.375% rate.
Number of Listings
Active inventory · new listings · sold per month
Listing Prices
Active median list · new median list · sold median sale
Absorption Rate
Months of supply — active inventory ÷ monthly sold rate
Sale-to-List Ratio
Close price ÷ original list — buyer/seller leverage
Days on Market
Median days from listing to close
Price Volume
Total dollar volume — active · new · sold per month
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
24 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 17 · 25th percentile 9 · 75th percentile 61
Needed a price change
Sold listings that had a recorded price change before close
0 of 24 sold homes had at least one price change while listed. Lower = sellers are pricing right the first time.
Sales by price band
Closed-price bucket → sold count and median days to contract
Top subdivisions this month
Ranked by closed count
- 1. Bringhurst Station 3 sold · $495K · 19d
- 2. Village 2 sold · $531K · 32d
- 3. Day Ranch Towns 2 sold · $445K · 3d
- 4. Cobalt Village 2 sold · $422K · 51d
- 5. Cascade Cove 1 sold · $2,000K · 170d
April 2026 by property type
How each housing type performed last month — 24 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 24 | 11 | +118.18% | 59 | 33 | +78.79% |
| Median Sale Price | $576,000 | $475,000 | +21.26% | $552,195 | $537,324 | +2.77% |
| Median DOM | 17 | 21 | -19.05% | 25 | 25 | 0.00% |
| Sale-to-List Ratio | 99.40% | 99.73% | -0.33% | 99.21% | 99.08% | +0.13% |
Sources: UtahRealEstate.com and the Washington County Board of Realtors, aggregated by Best Utah Real Estate. Sale-to-list ratio compares closing price to the final list price (post-reduction). Absorption rate = active inventory ÷ monthly sold rate.