Market analytics · April 2026 archive
Cottonwood Heights, 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
April 2026 · Market Analysis
Cottonwood Heights closings speed up sharply in April as spring demand returns to the bench.
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In April 2026, Cottonwood Heights saw its median days-on-market drop from 39 in March to 21 — a 46% acceleration in closing pace that signals buyers re-engaging with the market after a sluggish winter. Active inventory reached 82 homes, up from 70 in March and 58 in January, giving shoppers more to choose from than at any point since last summer. Compared to April 2025, the median sale price moved from $700,000 to $850,000 on the same 21 closings, with the over-$700K segment now accounting for 14 of those 21 sales.
Market pulse
Median DOM in Cottonwood Heights traced a wide arc over the past six months: 17 days in November, then a sharp slowdown to 46 days in December, 55 in January, and 48 in February before easing to 39 in March and snapping back to 21 in April — the fastest pace since last spring. The sale-to-list ratio ticked up to 98.95% in April, its best reading since May 2025's 100.02%, and 6 of 21 closings came in above list price. New listings jumped to 38 in April from 27 in March and 24 in February, pushing active inventory to 82 homes — a steady build from the winter floor of 54 in December. Absorption held at 3.9 months in April, roughly in line with March's 3.33, suggesting the inventory build and the demand pickup are moving in tandem rather than one outrunning the other.
Mortgage context
The 30-year conventional rate sits at 6.625% today, up 0.375 pp over the past 30 days from 6.25% — a meaningful jump for buyers financing at Cottonwood Heights price points. Rates had dipped to a six-month low monthly average of 6.19% in February before climbing back through March (6.48%) and April (6.42%), so today's spot rate is 0.43 pp above that February trough. For buyers considering jumbo financing — relevant on many Cottonwood Heights properties above $806,500 — the jumbo rate at 7.375% adds further pressure, making conforming-limit pricing a meaningful threshold in this market.
Payment math
On a median-priced home today, P&I lands at $4,354/mo at 6.625% — $167/mo more than 30 days ago at 6.25%, and $194/mo above the February low when rates averaged 6.19% and P&I would have been $4,160.
If you're buying
Target homes that have been sitting 45 days or longer — the p75 DOM in April was 49 days, and the over-$700K segment in prior months showed median DOM as high as 83 days in March, meaning patient sellers in neighborhoods like Mill Hollow and Brighton Hills are more likely to negotiate. In the $400K–$700K band, the 4 closings in April had a median DOM of 25 days and a median sale of $655,000, so well-priced entries in Riviera Heights or similar corridors are moving quickly — have financing lined up before touring. If you're near the conforming loan limit, structuring your offer to stay under $806,500 avoids the 7.375% jumbo rate and saves materially on monthly payment.
If you're selling
The April sale-to-list ratio of 98.95% rewards accurate pricing, but 11 of 21 closings still came in below list — sellers who price to last spring's peak are sitting. List at or just below your appraised value rather than testing the market high; homes in Riviera Heights that closed in April averaged just 9 days on market, suggesting the demand is real when the price is right. If your home is above $1M, note that the upper segment (14 closings over $700K) is carrying April's volume, but the Tavaci outlier at $5.3M is distorting the average sale price to $1.28M — price against true comps in Golden Hills or Scottsdale Ridge, not the average.
Outlook
Over the next 60–90 days, Cottonwood Heights typically sees its strongest listing and closing activity of the year, and the April inventory build to 82 homes — with 38 new listings entering in a single month — suggests May and June supply will be ample. Rate headwinds are real: at 6.625% today and trending up, buyers financing at the median price face $4,354/mo in P&I, which will keep some move-up buyers from the Wasatch Front's more affordable corridors like Draper or Sandy on the sidelines. If new listings continue running near 38/month and rates hold above 6.5%, expect DOM to stabilize in the 20–30 day range rather than tightening further toward last May's 6-day median.
Watch for
If the 30-year rate crosses 7%, expect the over-$700K segment — which drove 14 of April's 21 closings — to slow noticeably, pushing months-of-supply above 5 and median DOM back toward the 40-day range seen this winter.
"Cottonwood Heights snaps out of its winter slowdown — median DOM dropped from 39 days to 21 in a single month."
Common questions about Cottonwood Heights this month
Is Cottonwood Heights a buyer's or seller's market in April 2026? ▾
It's a balanced-to-mild seller's market. The sale-to-list ratio of 98.95% and a median DOM of 21 days favor sellers on well-priced homes, but 11 of 21 closings came in below list price and active inventory has grown to 82 homes — buyers have real options and negotiating room on anything that's been sitting past 45 days.
Why did the average sale price jump to $1.28M in April when the median was $850,000? ▾
Two closings in the Tavaci subdivision recorded a median sale price of $5,325,000, which pulled the average well above the median. The median sale price of $850,000 is the more representative figure for typical Cottonwood Heights transactions this month; the average is distorted by that upper-end outlier.
How does the jumbo loan rate affect buying in Cottonwood Heights? ▾
The current jumbo rate is 7.375%, compared to 6.625% for a conventional 30-year loan. The conforming loan limit sits around $806,500, so buyers financing a home above that threshold — common in Cottonwood Heights given the $850,000 median — face a significantly higher rate unless they can make a larger down payment to bring the loan amount below the conforming ceiling.
Are homes in the $400K–$700K range still available in Cottonwood Heights? ▾
Yes, but the segment is thin. Only 4 homes closed in that band in April 2026 at a median of $655,000 and a median DOM of 25 days, suggesting they move relatively quickly. Riviera Heights and similar established neighborhoods occasionally produce entries in this range, but buyers should expect competition and have financing ready.
How does April 2026 compare to April 2025 in Cottonwood Heights? ▾
Closed volume was identical at 21 sales, but the median sale price rose from $700,000 to $850,000 — a $150,000 increase year-over-year. Active inventory grew from 62 to 82 homes, and the sale-to-list ratio improved slightly from 98.12% to 98.95%. Median DOM was nearly the same: 18 days in April 2025 versus 21 days in April 2026, so the pace of sales is comparable even as prices have moved higher.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
21 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 21 · 25th percentile 5 · 75th percentile 49
Needed a price change
Sold listings that had a recorded price change before close
0 of 21 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. Riviera Heights 3 sold · $670K · 9d
- 2. Tavaci 2 sold · $5,325K · 253d
- 3. Danish Terrace D 1 sold · $1,785K · 19d
- 4. Danish Cove 1 sold · $1,523K · 0d
- 5. Menlove 1 sold · $1,350K · 83d
April 2026 by property type
How each housing type performed last month — 21 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 21 | 21 | 0.00% | 69 | 70 | -1.43% |
| Median Sale Price | $850,000 | $700,000 | +21.43% | $839,562 | $721,289 | +16.40% |
| Median DOM | 21 | 18 | +16.67% | 38 | 18 | +111.11% |
| Sale-to-List Ratio | 99.20% | 98.12% | +1.10% | 98.62% | 98.82% | -0.20% |
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.