Market analytics
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
July 2026 · Market Analysis
Bluffdale sellers cut prices to keep pace as summer inventory reaches 77 listings.
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Homes in Bluffdale sold in a median 13 days in July, down from 20 in June and a sharp turn from May's 38-day stretch. But that speed came with a catch: eight of the month's 14 closings needed a price cut first, and the median sale price fell to $454,500, well under the $675,000 median list price. This is a market where quick sales and price concessions are happening at the same time.
Market pulse
Active inventory has climbed every month since February's 39 listings, reaching 77 in July even as new listings eased from June's 28 to 23. Median days on market has moved in a zigzag over the past six months — 45 in February, 8 in March, 17 in April, 38 in May, 20 in June, and back down to 13 in July — but sold counts have stayed modest, running 14 to 15 for three straight months against a prior 12-month average of 16. July's 14 closings sit right at that recent pace, not a rebound, even though the faster days-on-market number might suggest otherwise.
Mortgage context
The 30-year rate has climbed steadily since February's 6.19% average, reaching 6.79% in July and now sitting at 6.875% as of early August, up 0.125 percentage points in the past 30 days. That climb is showing up directly in local behavior — buyers are still closing deals, but only after sellers move on price, which is a big part of why eight of July's 14 sales carried a price cut.
Payment math
Bluffdale's $455,000 median home, financed with 20% down, runs $2,389 a month in principal and interest at today's 6.875% rate — $30 more than 30 days ago when the rate sat at 6.75%, and $164 above the $2,225 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
With 77 active listings against just 14 closings, you have room to negotiate — six of July's sales closed below asking. Look at Plat C and similar $400-700K listings, where median days on market fell to just 7, meaning good ones move fast, but a quarter of homes still took longer than 33 days, so patience elsewhere pays. Eight of the 14 July closings had a prior price cut, so ask what a listing's original price was before you offer.
If you're selling
The sale-to-list ratio hit 100.33% in July, but that's happening on fewer, better-prepped sales — eight of 14 closings needed a price cut first to get there. Price close to what similar homes in your subdivision actually closed for, not the $675,000 median list price, since the median sale came in $220,500 below it. Homes over $700,000, like Cascade Cove's recent sale, are taking a median 33 days, so price realistically from day one if you're in that band.
Outlook
With inventory at 77 and closings holding near 14 to 15 a month, expect the shelf to keep growing into late summer unless new listings pick back up from July's 23. Rates near 6.875% will likely keep pressuring buyers toward the price-cut listings rather than fresh inventory priced at the $675,000 median list. Warm Salt Lake County weather through August should keep showings active, but sellers who don't adjust pricing early risk longer sits once the fall slowdown starts.
Watch for
If new listings stay below 25 a month while active inventory keeps climbing past 77, months-of-supply readings will likely push past 6 by September, tipping more negotiating leverage to buyers.
"Faster sales, thinner margins: Bluffdale's July price-cut month."
Common questions about Bluffdale this month
Is Bluffdale a buyer's or seller's market in July 2026? ▾
Leans toward buyers on price, even though homes are moving fast. Active listings reached 77, the highest of the past six months, while only 14 homes closed. Eight of those 14 sales needed a price cut first, which tells you sellers are adjusting to get deals done rather than buyers stretching to meet asking price.
Why are Bluffdale homes selling faster in July if there's more competition? ▾
The 13-day median days-on-market in July reflects well-priced homes moving quickly, not overall market heat. With 77 active listings and only 14 sales, most of the shelf is sitting; the properties that sold fast were generally the ones priced in line with, or cut down to, what buyers were willing to pay.
How much has the mortgage rate climb affected what I can afford in Bluffdale? ▾
On the $455,000 median home, the payment moved from $2,225 back in February, when rates averaged 6.19%, to $2,389 today at 6.875% — a $164 monthly increase. Just in the last 30 days, the rate rose from 6.75% to 6.875%, adding $30 a month.
Should I wait to sell in Bluffdale until the market picks up? ▾
Waiting doesn't obviously help — active inventory has climbed every month since February's 39 listings to July's 77, meaning more competition ahead, not less. If your home is priced near recent closings like Plat C's $419,000 sale rather than the $675,000 median list, you're more likely to sell in the 7-to-13 day range that's currently working.
Which Bluffdale neighborhoods are seeing the most activity right now? ▾
Plat C had the most July closings with two sales at a $419,000 median, while Cascade Cove, Porters Place, and Village each saw one sale in the $785,000-plus range. The spread shows the market splitting between sub-$500,000 starter homes moving quickly and higher-end listings taking longer, with a 33-day median for the over-$700,000 group.
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 ÷ list price — buyer/seller leverage
Days on Market
Median days from listing to under contract
Price Volume
Total dollar volume — active · new · sold per month
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
15 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 13 · 25th percentile 13 · 75th percentile 33
Needed a price change
Sold listings that had a recorded price change before close
8 of 15 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. Plat C 2 sold · $419K
- 2. Wood Duck Hollow Sub 1 sold · $1,650K
- 3. Cascade Cove 1 sold · $1,417K · 94d
- 4. Porters Place 1 sold · $790K · 13d
- 5. Village 1 sold · $785K
July 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 15 | 12 | +25.00% | 105 | 71 | +47.89% |
| Median Sale Price | $460,000 | $738,000 | -37.67% | $527,214 | $623,066 | -15.38% |
| Median DOM | 13 | 17 | -23.53% | 23 | 20 | +15.00% |
| Sale-to-List Ratio | 100.48% | 100.24% | +0.24% | 99.16% | 99.03% | +0.13% |
Past months
Browse historical Bluffdale reports — each month's snapshot stays at its own permanent URL.
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.