Market analytics · July 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
July 2026 · Market Analysis
Clearfield closings slow to a crawl as Hill AFB-area inventory hits 91 listings
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Homes that closed in Clearfield this July took a median of 49 days, nearly five times June's 10-day pace and the slowest close time of the past six months. Only 11 homes sold, down from 20 in June and well under the prior 12-month average of 23 — so treat July's numbers as a thin read, not a trend reversal. Active inventory kept climbing regardless, reaching 91 listings, up from 72 in June and 63 back in May.
Market pulse
Days on market swung wide over the past six months: 15 in May, a quick 10 in June, then a jump back to 49 in July — nearly matching last July's 25-day pace but roughly double it. Sale-to-list sits at 98.98%, actually up from June's 96.36% and May's 96.83%, even as fewer homes are closing above asking (just 1 of 11, versus 3 of 20 in June and 12 of 27 in April). New listings held at 38, close to June's 40, so supply keeps arriving even as the buyer pool doesn't keep pace — active inventory has now climbed for five straight months from 60 in April to 91 in July.
Mortgage context
The 30-year rate hit 6.875% as of early August, up 0.125 percentage points in 30 days from 6.75% and now nearly a full percentage point above February's 6.19% average. That climb is showing up directly in local math: a median-priced home now costs $29 more a month than it did just 30 days ago. Buyers who were shopping at February's rates have lost real purchasing power since.
Payment math
A $440,000 median-priced Clearfield home with 20% down runs $2,312 a month in principal and interest at today's 6.875%, up $29 from $2,283 just 30 days ago at 6.75%, and $159 above the $2,153 payment buyers got in February when rates averaged 6.19%.
If you're buying
With only 11 closings and homes taking a median of 49 days (78 for the 400-700K band), there's no rush — you have room to negotiate, especially since 7 of 11 sales took a price cut first. Wilcox Farms was the only subdivision with more than one sale this month, so use its $444,900 median as your anchor for that pocket rather than the citywide list price of $417,900.
If you're selling
Price close to recent closed sales, not list price — only 1 of 11 July sales went above asking and 7 sold below, a sharp reversal from March when 13 of 31 sold above list. With active listings up to 91 from 72 in June and closings thinning out, homes priced like Edgewood Estates or Smith Village's actual sale prices will move faster than ones chasing last spring's numbers.
Outlook
With inventory at 91 and closings running at less than half the typical monthly pace, expect sellers to keep facing more competition through late summer as Hill AFB-area supply continues to build. Rates near 6.875%, up from 6.19% in February, are likely keeping some buyers on the sideline through the fall. If new listings keep landing near 38-40 a month while sales stay near July's pace, expect sale-to-list to drift back toward the mid-90s.
Watch for
If sold counts stay near July's 11 while active listings keep growing past 91, expect months-of-supply readings to climb well past the 3-4 range seen earlier this year, tipping more decisively toward buyers by fall.
"Clearfield's traffic jam: shelves are full, but almost nobody's checking out."
Common questions about Clearfield this month
Is Clearfield a buyer's or seller's market in July 2026? ▾
Leverage is shifting toward buyers. Active listings reached 91, up from 60 back in April, while only 11 homes closed in July — less than half the typical monthly pace. Seven of those 11 sales had a price cut along the way, and just 1 sold above its asking price.
Why did homes take so much longer to sell in Clearfield this July? ▾
Median days on market jumped to 49 from just 10 in June, though with only 11 closings this month, that figure reflects a small, uneven group of sales rather than a market-wide slowdown. The 400-700K price band in particular saw a 78-day median, well above the under-400K group's 16 days.
How much has rising mortgage rates affected Clearfield home payments? ▾
The 30-year rate reached 6.875% in early August, up from 6.19% back in February. On a $440,000 median-priced home with 20% down, that's a monthly principal-and-interest payment of $2,312 — $159 more than buyers would have paid in February.
Which Clearfield neighborhoods are seeing activity right now? ▾
Wilcox Farms was the only subdivision with more than one closing in July, with two sales at a $444,900 median. Single sales were scattered across Edgewood Estates, Smith Village, Melanie Acres, and Westgate, showing no single area is driving July's volume.
Should sellers in Clearfield expect to get full asking price? ▾
Not right now. Only 1 of 11 July closings sold above list price, down from 12 of 27 in April, and the sale-to-list ratio sits at 98.98% — meaning typical homes are closing just under asking. With 91 active listings competing for a thin pool of buyers, pricing close to recent comparable sales matters more than chasing spring-level numbers.
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
12 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 35 · 25th percentile 14 · 75th percentile 75
Needed a price change
Sold listings that had a recorded price change before close
7 of 12 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. Wilcox Farms 2 sold · $445K
- 2. Edgewood Estates 1 sold · $460K
- 3. Smith Village 1 sold · $410K · 90d
- 4. Melanie Acres 1 sold · $387K · 7d
- 5. Westgate 1 sold · $378K · 49d
July 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 12 | 25 | -52.00% | 148 | 165 | -10.30% |
| Median Sale Price | $424,950 | $420,000 | +1.18% | $409,003 | $413,497 | -1.09% |
| Median DOM | 35 | 25 | +40.00% | 28 | 28 | 0.00% |
| Sale-to-List Ratio | 98.26% | 99.25% | -1.00% | 98.65% | 99.46% | -0.81% |
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.