Market analytics · August 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
August 2026 · Market Analysis
Clearfield closings tick up from July's low, but 100 active listings tell the real story.
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Closed sales in Clearfield recovered modestly in August, rising to 17 from July's 13 — a 31% uptick, though still well below the 12-month average of 22 closings. The more consequential number is on the supply side: active listings reached 100 homes, nearly double the 53 that were available in August 2025. With that much inventory sitting against a thin closing pace, sellers are no longer setting the terms.
Market pulse
Active inventory has climbed every month since June's 62 homes, reaching 78 in July and now 100 in August — the most supply Clearfield has seen in the past year by a wide margin. New listings also picked up, with 48 hitting the market in August compared to 38 in July and 40 in June. The sale-to-list ratio improved slightly to 99.39% from July's 98.28%, meaning the homes that did close came in very close to asking price — but with 7 of 17 closings still landing below list, sellers aren't uniformly getting what they ask. Median days on market eased to 23 from July's 26, though a quarter of August's closings took longer than 48 days, so the "fast" median masks a meaningful tail of slower-moving homes.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, moving through 6.48% in March, 6.55% in May, 6.79% in July, and settling at a monthly average of 6.77% in August — with the current spot rate at 6.875%, up 0.125 percentage points over the past 30 days. For a market where the median home sits just under $420,000, that seven-month rate climb has added real weight to monthly payments and is almost certainly a factor in why buyer activity hasn't kept pace with new listings coming to market.
Payment math
At $418,000 — the August median — financing with 20% down at today's 6.875% rate produces a monthly principal-and-interest payment of $2,196, which is $28 more than 30 days ago when the rate stood at 6.75%, and $161 above the February low when rates averaged 6.14% and that same loan would have cost $2,035 a month.
If you're buying
With 100 active listings and only 17 closings last month, buyers have real room to be selective — at this pace it would take roughly six months to sell through everything currently listed. Focus on homes that have been sitting past 45 days, particularly in the $400K–$700K band where the median days on market hit 38 in August; those sellers are the ones most likely to negotiate. Fox Hollow Phase 3 closed at $499,900 after 108 days on market — that kind of patience from a seller is exactly the leverage point to target.
If you're selling
The active shelf is priced at a median of $430,000 while the median closed price came in at $417,900 — that $12,000 gap means buyers are anchoring to what's actually closing, not what's listed. If your home is in the under-$400K range, the eight closings there averaged just 19 days on market, so well-priced entry-level homes are still moving; price to recent comparable sales, not to the active competition. Homes in subdivisions like Melanie Acres that closed quickly (5 days on market in August) did so because they were priced right from day one — overpricing in this inventory environment means joining the growing list of listings that sit.
Outlook
With 100 active listings and new supply running at 48 per month, inventory is likely to stay elevated through September and into October as the Davis County market transitions out of summer. Buyers who've been waiting on the sidelines near Hill Air Force Base — a steady employment anchor for Clearfield demand — may find the fall window more favorable than spring was, especially if rates hold near current levels rather than climbing further. Sellers who don't need to move quickly should weigh whether listing now into a crowded field makes sense versus waiting for the winter inventory contraction that typically trims active counts by 30–40%.
Watch for
At the current pace of new listings running near 48 per month against roughly 17 closings, active inventory could approach 130–140 homes by October if demand doesn't pick up — which would push the sale-to-list ratio back toward the 96%–97% range seen in May and June.
"More homes, fewer buyers — Clearfield's August inventory build puts the cards in buyers' hands."
Common questions about Clearfield this month
Is Clearfield a buyer's or seller's market in August 2026? ▾
It's a buyer's market. With 100 active listings and only 17 closings in August, supply is running well ahead of demand. At that pace it would take roughly six months to sell through everything currently listed, which is well into buyer's-market territory. Sellers are still getting close to asking price on homes that do close, but the volume of unsold inventory gives buyers real negotiating leverage.
Why are there so few closings in Clearfield this summer compared to last year? ▾
August 2025 saw 24 closings; August 2026 had 17 — a drop of 7 sales year over year. The 30-year rate has climbed from around 6.14% in February to 6.875% today, adding $161 per month to the payment on a median-priced home compared to February's low. That affordability squeeze, combined with more listings to choose from, appears to be slowing buyer decisions rather than eliminating demand entirely.
Are home prices dropping in Clearfield? ▾
Not materially. The August median closed price was $417,900, nearly identical to August 2025's $417,000. What has shifted is the gap between asking and closing prices — the active listing median sits at $430,000 while closings are coming in around $417,900, so buyers shouldn't anchor to list prices. Seven of 17 August closings settled below asking price.
Which Clearfield neighborhoods are selling fastest right now? ▾
In August, Melanie Acres stood out with a 5-day close, and the under-$400K price band overall averaged just 19 days on market. The slower end is in the $400K–$700K range, where the median days on market stretched to 38 — Fox Hollow Phase 3 sat for 108 days before closing at $499,900. Entry-level homes near the Hill Air Force Base employment corridor are moving faster than mid-range inventory.
Should I wait to buy in Clearfield or act now? ▾
The data doesn't point to urgency — inventory is at its highest level in over a year, and homes are sitting longer than they were in spring. The risk of waiting is that rates could move higher; the 30-year has climbed 0.74 percentage points since February's low. If you find a home that's been on the market 45 days or more, that seller is likely more flexible on price than the list price suggests, which may offset some of the rate pressure.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
17 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 7 · 75th percentile 48
Needed a price change
Sold listings that had a recorded price change before close
6 of 17 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. Major Meadows 1 sold · $540K
- 2. Fox Hollow Phase 3 1 sold · $500K · 108d
- 3. Meadow Park 1 sold · $495K · 84d
- 4. Fox Hollow 1 sold · $488K
- 5. Melanie Acres 1 sold · $437K · 5d
August 2026 by property type
How each housing type performed last month — 16 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 24 | -29.17% | 166 | 189 | -12.17% |
| Median Sale Price | $417,900 | $417,000 | +0.22% | $409,152 | $413,942 | -1.16% |
| Median DOM | 23 | 17 | +35.29% | 27 | 26 | +3.85% |
| Sale-to-List Ratio | 99.39% | 100.29% | -0.90% | 98.73% | 99.56% | -0.83% |
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.