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's summer pace slows as buyers gain room to negotiate in July.
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After two months of unusually fast closings — 15 days on market in May and just 13 in June — Clearfield homes took longer to sell in July, with the median rising back to 26 days. That alone wouldn't be alarming, but only 13 homes closed all month, well below the 12-month average of 23 closings, so the price and pace figures reflect a thin slice of the market rather than a broad signal. What's clearer is the supply side: active listings climbed to 78, the most of any month this year, while the sale-to-list ratio pulled back to 98.28% — meaning the typical closed home sold about 1.7 percentage points below its asking price.
Market pulse
The speed story of spring has reversed. Median days on market compressed from 39 in February to 28 in March, 32 in April, 15 in May, and 13 in June — then jumped back to 26 in July. More telling is the upper end of the range: a quarter of July's closings took longer than 72 days, compared to just 45 days at that same threshold in June. Active inventory reached 78 homes, up from 62 in June and 55 in April, while new listings held steady at 38. With only 13 closings recorded, it would take roughly six months to work through the current shelf at that pace — a meaningful shift from the two-month supply that characterized spring.
Mortgage context
The 30-year fixed rate has moved steadily higher since February's 6.14% average, reaching 6.79% as a July monthly average and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. That climb matters most for buyers in the $400K–$500K range that dominates Clearfield's market, where the difference between February's rate and today's adds real dollars to every monthly payment.
Payment math
At $414,000 — July's median sale price — a buyer putting 20% down faces a monthly principal-and-interest payment of $2,176 at today's 6.875% rate, which is $28 more than 30 days ago at 6.75% and $160 above the $2,016 payment that was possible in February when rates averaged 6.14%.
If you're buying
With 9 of 13 July closings landing below list price and 7 sellers having already cut their asking price before closing, the leverage has clearly shifted. Target homes in the $400K–$700K range that have been sitting past 60 days — the Wilcox Farms and Smith Village closings this month show that patient buyers in that band are finding deals near or below $445K. If a home in Edgewood Estates or a similar established neighborhood has been on the market since May, that seller has watched two months of rising inventory and is likely open to a real conversation on price.
If you're selling
July's thin close count is partly a rate story and partly a pricing story — the median list price of $415,000 sat almost exactly at the median sale price of $414,000, which means sellers who priced accurately did close, while those who stretched are still waiting. If your home is in the $400K–$700K band, price to what similar homes actually sold for in June and July, not what was closing in April when the sale-to-list ratio briefly crossed 100%. Condition and presentation matter more now that buyers have 78 active listings to compare against.
Outlook
Clearfield heads into August and September with more supply than it's carried all year and a rate environment that has given buyers little relief — the 30-year has averaged above 6.75% since June and is currently at 6.875%. Seasonally, Davis County markets tend to see new listing activity slow after Labor Day, which could tighten supply somewhat, but that same seasonal shift also reduces buyer urgency. Sellers who haven't closed by mid-September typically face a longer wait; buyers who can act before the fall slowdown have the most inventory to choose from right now.
Watch for
At the current pace of new listings running near 38–40 per month against only 13 closings in July, active inventory could approach or exceed 90 homes by September if closing volume doesn't recover — which would push the sale-to-list ratio further toward the mid-97% range and give buyers even more room to negotiate below asking.
"Fewer closings, more inventory, more negotiating room — Clearfield's July reset."
Common questions about Clearfield this month
Is Clearfield a buyer's or seller's market in July 2026? ▾
July tilted toward buyers. Active inventory climbed to 78 homes, 9 of 13 closings came in below list price, and the sale-to-list ratio fell to 98.28%. That's a meaningful shift from April, when homes were closing above asking at 100.08%. Buyers have more choices and more negotiating room than at any point this year.
Why were there so few closings in Clearfield in July 2026? ▾
Only 13 homes closed in July, compared to a 12-month average of 23. That's likely a combination of rising rates — the 30-year averaged 6.79% in July, up from 6.14% in February — and a mismatch between what sellers are asking and what buyers are willing to pay at those borrowing costs. The small close count means the median figures this month reflect a narrow sample, so treat them as directional rather than definitive.
How long are homes sitting on the market in Clearfield right now? ▾
The median was 26 days in July, up from 13 days in June. But the spread is wide: a quarter of closings took longer than 72 days, meaning some homes are sitting well into the summer. Homes priced under $400K moved faster, with a median of just 12 days, while the $400K–$700K band took a median 72 days.
What are homes actually selling for compared to asking price in Clearfield? ▾
The July sale-to-list ratio was 98.28%, meaning the typical closed home sold about 1.7% below its asking price. Seven of the 13 closings involved a seller who had already cut their price before going under contract. That's a different environment than April, when the ratio briefly crossed 100% and multiple offers were common.
Should I buy in Clearfield now or wait for rates to drop? ▾
At 6.875%, the monthly principal-and-interest payment on a $414,000 home with 20% down is $2,176 — $160 more than it would have been in February at 6.14%. Rates have moved higher every month since February and show no clear sign of reversing soon. Waiting for a rate drop is a real option, but inventory is also building, which means more choices today than you'd have had in spring. If you find a home that fits and the seller is negotiable — and many are — the math may work better now than it looks at first glance.
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
13 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 26 · 25th percentile 16 · 75th percentile 72
Needed a price change
Sold listings that had a recorded price change before close
7 of 13 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. Central Park Sub 1 sold · $414K · 26d
- 4. Smith Village 1 sold · $410K · 90d
- 5. Melanie Acres 1 sold · $387K · 7d
July 2026 by property type
How each housing type performed last month — 11 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 13 | 25 | -48.00% | 149 | 165 | -9.70% |
| Median Sale Price | $414,000 | $420,000 | -1.43% | $408,154 | $413,497 | -1.29% |
| Median DOM | 26 | 25 | +4.00% | 27 | 28 | -3.57% |
| Sale-to-List Ratio | 98.28% | 99.25% | -0.98% | 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.