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
June 2026 · Market Analysis
Bluffdale closings turned nearly instant in June as buyers snapped up well-priced homes in days.
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The defining number in Bluffdale's June 2026 market isn't the price — it's the speed. Median days on market collapsed to just 2 days, down from 33 days in May and 12 days in June 2025, meaning the homes that sold in June were essentially gone before most buyers finished their weekend search. That velocity arrived even as active inventory reached 80 homes — the most Bluffdale has carried since at least last winter — which tells a split story: the right homes moved instantly, while others waited on the sidelines.
Market pulse
The six-month arc of days on market in Bluffdale reads like a seismograph: 45 days in February, a sharp compression to 8 days in March, a rebound to 17 days in April, a stretch back out to 33 days in May, and then a near-complete collapse to 2 days in June. The sale-to-list ratio recovered to 99.07% after May's dip to 98.59%, and 3 of the 12 June closings involved a prior price reduction — a share worth watching as inventory grows. Active listings reached 80 in June, up from 68 in May and 42 a year ago in June 2025, giving buyers more choices than they've had all year even as the fastest-moving homes disappeared quickly.
Mortgage context
The 30-year fixed rate held at 6.625% through the end of June, unchanged over the prior 30 days, which at least removed one source of uncertainty for Bluffdale buyers who had watched rates climb from February's 6.19% average through May's 6.55%. That February-to-now climb of 0.43 percentage points has added real cost to a purchase here, and with jumbo rates sitting at 7.125%, buyers financing above the conforming limit face a notably steeper hurdle — relevant in a market where four of June's 12 closings were above $700,000.
Payment math
At $529,000 — June's median sale price in Bluffdale — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,711 at today's 6.625% rate, the same as 30 days ago since rates were flat; but compared to February's 6.19% average, when that same loan would have run $2,590 a month, the rate climb since that low has added $121 per month to the cost of owning a median-priced home here.
If you're buying
The 2-day median is real, but it applies to a narrow slice of well-priced inventory — the 80 active listings sitting on the market right now include homes that haven't moved despite June's warm selling conditions, and those are worth targeting. Focus on listings past 30 days on market in the $400,000–$700,000 band, where the sale-to-list ratio on slower-moving homes tends to soften; Day Ranch and Bringhurst Station have both produced closings in this range recently, and sellers there have shown willingness to negotiate. If you're financing above the conforming limit, compare conventional jumbo rates (currently 7.125%) against FHA or VA options — the spread is wide enough to matter on a $900,000-plus purchase.
If you're selling
June's 2-day median is a useful marketing fact, but it reflects the homes that were priced correctly from day one — the six closings that went below list price in June are the cautionary counterpoint. Price to current comparable sales, not to April's peak enthusiasm; the Independence at the Point and Peaceful Meadows closings in June show that well-positioned luxury product still moves, but overpriced listings are sitting in a market with 80 competing homes. If your home has been active more than three weeks without an offer, a 1–2% price adjustment now is less painful than a longer wait as summer buyer traffic begins to thin toward August.
Outlook
With 80 active listings and only 12 closings in June, Bluffdale is carrying roughly 6.7 months of supply at the current sales pace — a level that gives buyers real negotiating room on anything that doesn't move in the first week. Rates holding flat at 6.625% removes the urgency of a rising-rate environment, but it also means affordability isn't improving; buyers who were stretching in May are in the same position today. The next 60–90 days will likely see continued split behavior: correctly priced homes in the $400,000–$600,000 range near the I-15 corridor and Bluffdale's newer communities will close quickly, while aspirationally priced listings drift toward price reductions as the fall market approaches.
Watch for
At the current pace of new listings running 28–34 per month against 12 closings, active inventory could reach 100 homes by September — a level that would likely push the sale-to-list ratio toward the mid-97% range and give buyers leverage they haven't had since last October's 70-day median.
"Two-day median: Bluffdale's June closings moved at a pace that made May's 33-day wait feel like a different market."
Common questions about Bluffdale this month
Is Bluffdale a buyer's or seller's market in June 2026? ▾
It's genuinely split. The homes that sold in June moved in a median of 2 days, which sounds like a seller's market — but 80 homes are currently active against only 12 closings last month, which works out to about 6.7 months of supply. That level of inventory gives buyers real options and negotiating room on anything that isn't priced sharply. Think of it as a seller's market for well-priced homes and a buyer's market for everything else.
Why did homes sell so fast in June if there's so much inventory? ▾
The 2-day median reflects the homes that actually closed — not the full pool of active listings. In June, 6 of 12 closings went below list price, which means roughly half the sellers had to negotiate down. The fast movers were likely priced at or below market from the start; the slower listings are still sitting among the 80 active homes. Day Ranch and Independence at the Point both produced closings in June, suggesting those communities have buyers ready when pricing is right.
How does the 6.625% mortgage rate affect what I can afford in Bluffdale? ▾
At 6.625% with 20% down on a $529,000 home — June's median sale price — the monthly principal-and-interest payment runs $2,711. That's $121 more per month than it would have been in February when rates averaged 6.19%. For buyers eyeing Bluffdale's luxury segment above $700,000, the jumbo rate of 7.125% adds even more cost, making it worth exploring whether a conforming loan structure or VA/FHA financing could reduce the monthly burden.
Are Bluffdale home prices rising or falling compared to last year? ▾
June's median sale price of $529,250 is down from $667,500 in June 2025, a meaningful decline — but the sample sizes are small (12 closings this June vs. 16 last June), and the mix of homes that sold shifted. Last June included several closings above $1 million in communities like Falls at Boulden Ridge and Scenic View Acres; this June's luxury closings were concentrated in Peaceful Meadows and Wood Duck Hollow. Mix shift, not necessarily price weakness, explains much of the gap.
Should I wait for rates to drop before buying in Bluffdale? ▾
Rates have been flat for 30 days at 6.625% and have moved between 6.19% and 6.66% over the past six months — there's no clear downward trend to wait on. With 80 active listings and a market that's carrying more supply than it has all year, buyers who wait aren't necessarily losing ground on price; but the homes that move fastest — particularly in Bringhurst Station and Day Ranch communities — tend to go quickly when priced well, so waiting purely for a rate move means potentially missing specific properties.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
14 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 2 · 25th percentile 0 · 75th percentile 27
Needed a price change
Sold listings that had a recorded price change before close
3 of 14 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. Independence At The Point 2 sold · $628K · 20d
- 2. Day Ranch 2 sold · $448K · 20d
- 3. Peaceful Meadows 1 sold · $1,525K · 3d
- 4. Wood Duck Hollow 1 sold · $1,350K · 0d
- 5. Bluffdale Heights Su 1 sold · $624K · 0d
June 2026 by property type
How each housing type performed last month — 13 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 14 | 16 | -12.50% | 88 | 59 | +49.15% |
| Median Sale Price | $476,000 | $667,500 | -28.69% | $530,153 | $599,690 | -11.60% |
| Median DOM | 2 | 12 | -83.33% | 23 | 21 | +9.52% |
| Sale-to-List Ratio | 98.94% | 98.23% | +0.72% | 99.06% | 98.79% | +0.27% |
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.