Market analytics · May 2026 archive
Clearfield, 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
May 2026 · Market Analysis
Clearfield homes close faster in May, but rising rates and a softer sale-to-list ratio shift leverage toward buyers.
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In May 2026, Clearfield homes that did sell moved faster than they have all year — the median days on market fell to 19, down from 32 in April and well below the 42-day pace recorded in May 2025. Yet that speed story comes with an important asterisk: the sale-to-list ratio dropped to 96.89%, meaning the typical closed home sold about 3 percentage points below its asking price, a notable retreat from April's 100.08% where sellers were routinely getting full price or better. Closings also came in at 19 for the month, lighter than May 2025's 23, suggesting that while the homes that found buyers moved quickly, fewer transactions crossed the finish line overall.
Market pulse
The days-on-market arc over the past six months tells a clear story: the median peaked at 51 days in December 2025, then eased to 43 in January, 39 in February, 28 in March, 32 in April, and dropped sharply to 19 in May 2026 — the fastest pace since last summer. At the same time, the sale-to-list ratio reversed course, falling from April's 100.08% to 96.89% in May, which means sellers who priced to last spring's competitive benchmarks are now leaving money on the table. Active inventory reached 85 homes in May, up from 75 in April and 73 in March, giving buyers more options than they've had since at least last fall. Six of May's 19 closings involved a seller who had already cut their price before going under contract — a data point worth watching as inventory continues to build.
Mortgage context
The 30-year fixed rate has climbed to 6.75% — up 0.25 percentage points from 6.50% thirty days ago and 0.56 percentage points above February's monthly average of 6.19%, which was the softest borrowing cost Clearfield buyers have seen in the past several months. That cumulative rate climb is meaningful in a market where the median home price sits at $430,000: buyers who locked in February's rate would carry a noticeably lower monthly payment than someone financing today. FHA and VA options at 6.25% remain the most accessible path for buyers who qualify, and in a market where more than half of May's closings came in below list price, rate-sensitive buyers have some room to negotiate on price as well.
Payment math
On a median-priced home here — about $430,000 with 20% down — the monthly principal-and-interest payment lands at $2,231 at 6.75% — $57 more than 30 days ago at 6.50%, and $126 above the February low when rates averaged 6.19% and the payment would have been $2,105.
If you're buying
Target homes that have been listed for more than 30 days in Clearfield — the sale-to-list ratio on May closings was 96.89%, and with 10 of 19 sales closing below list price, there is real room to negotiate, particularly in the $400,000–$700,000 band where the median days on market was 23. Neighborhoods like Fox Hollow and Country Village saw closings in the $480,000–$500,000 range; if similar homes in those areas are sitting past 30 days, opening 3–4% below list is a defensible starting position given current market conditions. Buyers who qualify for VA or FHA financing at 6.25% have a meaningful rate advantage over conventional borrowers right now — that 0.50-percentage-point spread is worth running the numbers on before committing to a loan type.
If you're selling
Price to where the market actually closed in May, not where it closed in April — the 100% sale-to-list ratio from last month is gone, and homes priced above recent comparable sales in subdivisions like Caralyn Park or Autumn Ridge are likely to sit and eventually require a cut. With 85 active listings competing for 19 buyers in May, condition and presentation matter more than they did in the spring rush; sellers who can differentiate on updates or move-in readiness will close faster and closer to ask. If you need to be on the market now, pricing 2–3% below the most recent comparable sales in your neighborhood gives you the best chance of landing in the group of homes that closed quickly at or near list, rather than the group that needed a price reduction first.
Outlook
Over the next 60–90 days, Clearfield buyers should expect continued inventory growth — 39 new listings came to market in May alone, and with the 30-year rate now at 6.75% and trending upward, demand from Hill AFB families and I-15 corridor commuters relocating from Salt Lake City or Layton may stay measured. Sellers who price accurately will still find buyers, as the 19-day median days on market shows genuine demand exists; the issue is that buyers now have 85 active listings to choose from and are using that leverage. If rates stabilize or pull back toward 6.50%, expect the sale-to-list ratio to recover somewhat, but a return to April's above-list-price environment is unlikely without a meaningful drop in active inventory.
Watch for
If the 30-year fixed rate crosses 7.00%, expect active inventory in Clearfield to climb past 100 homes and the sale-to-list ratio to drift further into the 95–96% range, as Hill AFB-area buyers on the fence delay purchases and the pool of qualified conventional borrowers narrows.
"Clearfield's May split: quicker closings, more negotiating room — the market is recalibrating."
Common questions about Clearfield this month
Is Clearfield a buyer's or seller's market in May 2026? ▾
May 2026 is tilting toward buyers in Clearfield. Active inventory reached 85 homes while only 19 closings were recorded, and the typical home sold at 96.89% of its list price — meaning buyers are successfully negotiating discounts. That's a meaningful shift from April, when the sale-to-list ratio was above 100% and sellers held the upper hand.
Why did homes sell faster in May if the market is softening? ▾
The 19-day median days on market reflects the homes that actually closed — those were priced correctly and attracted buyers quickly. The broader softening shows up in the sale-to-list ratio (96.89%) and the 6 closings that required a price cut before going under contract. Homes priced to last spring's expectations are the ones sitting; well-priced homes near Fox Hollow or Yorkshire Place still moved in under a week.
How much does the current mortgage rate affect a Clearfield home purchase? ▾
At today's 6.75% rate, a buyer putting 20% down on a $430,000 home — the May median — carries a monthly principal-and-interest payment of $2,231. That's $57 more per month than 30 days ago when rates were at 6.50%, and $126 more than February's low when rates averaged 6.19%. Buyers who qualify for VA or FHA financing at 6.25% can reduce that payment to roughly $2,155 on the same purchase.
Are there price differences between neighborhoods in Clearfield right now? ▾
Yes, noticeably. In May, Chelemes Farms closed at $585,000 and Quinci Park saw a sale near $570,000, while Yorkshire Place closed at a median of $354,250. The $400,000–$700,000 band had a median days on market of 23 days and a median sale price of $480,000, while homes under $400,000 moved faster at 14 days with a median of $360,000 — suggesting entry-level inventory is still competitive even as the upper range softens.
Should I wait to buy in Clearfield or act now? ▾
That depends on your rate sensitivity and how long you plan to hold. Rates are at 6.75% today and have climbed 0.56 percentage points since February — waiting for a rate drop that may not come soon carries its own cost. On the other hand, with 85 active listings and a sale-to-list ratio below 97%, buyers have more negotiating room now than at any point in the past year. If you find a well-priced home in a neighborhood like Caralyn Park or Autumn Ridge that fits your needs, the current environment supports making a competitive but not panicked offer.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
20 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 15 · 25th percentile 6 · 75th percentile 40
Needed a price change
Sold listings that had a recorded price change before close
6 of 20 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. Country Village 2 sold · $487K · 36d
- 2. Yorkshire Place 2 sold · $354K · 6d
- 3. Chelemes Farms 1 sold · $585K · 6d
- 4. Quinci Park Subdivis 1 sold · $570K · 109d
- 5. Fox Hollow 1 sold · $500K · 24d
May 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 20 | 23 | -13.04% | 115 | 107 | +7.48% |
| Median Sale Price | $425,000 | $407,000 | +4.42% | $405,330 | $419,224 | -3.31% |
| Median DOM | 15 | 42 | -64.29% | 30 | 32 | -6.25% |
| Sale-to-List Ratio | 96.83% | 98.30% | -1.50% | 99.07% | 99.61% | -0.54% |
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.