Market analytics · June 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
June 2026 · Market Analysis
Cottonwood Heights inventory builds near Old Mill as June closings cool to 17.
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Closed sales in Cottonwood Heights dropped to 17 in June, down from 26 in May and well off the 30 closings recorded in June 2025 — a 43% year-over-year pullback in demand even as the Wasatch bench moves into its warmest, busiest selling weeks. Active listings, meanwhile, climbed to 84, the highest of the past six months and up from just 46 back in January. Buyers have more to choose from than sellers have closings to show for it.
Market pulse
Median days on market held near recent lows at 15 in June, close to May's 16 and well under January's 55, so homes that do sell are still moving fast. But the sale count tells a different story: 14, 13, 21, 21, 26, then 17 over the last six months — June broke a three-month climb. Active inventory rose every month from January's 46 to June's 84, while new listings hit 45, the most of any month since at least last December. The sale-to-list ratio held at 99.1%, showing sellers who do get offers are still landing close to asking.
Mortgage context
The 30-year rate now sits at 6.875%, up 0.25 percentage points from 6.625% just 30 days ago, and has climbed steadily from February's 6.19% average through 6.66% in June's own monthly average. That 30-day move alone adds $102 to the monthly payment on Cottonwood Heights' $765,000 median home, a cost buyers are clearly weighing as June closings thinned out.
Payment math
A $765,000 median home here, financed with 20% down, now runs $4,020 a month in principal and interest at 6.875%, versus $3,919 just 30 days ago at 6.625% — and that's $276 above the $3,744 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
Closings fell to 17 in June from 26 in May, so competition thinned out — use that to negotiate on the 12 homes that sold over $700K, where the median sale actually dropped to $790,000. Target listings sitting past 26 days (the top quarter of June's market), since sellers there are more open to concessions, and factor in the $102-a-month jump in financing costs from just 30 days ago when setting your offer ceiling.
If you're selling
With active listings up to 84 from 64 in May and new listings climbing to 45, buyers have more choice than they've had all year, so price close to what similar Cottonwood homes near Old Mill or Riviera Heights actually closed at rather than testing the market high. Five of June's 17 sales already took a price cut first — don't wait past three weeks to adjust if showings stall.
Outlook
With inventory at 84 homes and rates near 6.875% and still climbing per the six-month trend from Freddie Mac-style averages, expect July and August to bring more price adjustments rather than bidding wars — five of June's 17 closings already took a cut before selling. Buyers priced out of the over-$700K segment, which still made up 12 of June's 17 sales, may start looking toward Sandy or Holladay for relief. Days on market should stay in the teens through summer given the warm-weather selling window, but the growing gap between new listings and closings points toward a slower fall.
Watch for
If new listings keep climbing past June's 45 while closed sales stay near 17-20 a month, the current pace of roughly 5 months to sell existing inventory could stretch toward 6-7 by September.
"More homes, fewer buyers — Cottonwood Heights tips toward a choosier summer."
Common questions about Cottonwood Heights this month
Is Cottonwood Heights a buyer's or seller's market right now? ▾
June leans toward buyers on price but not on speed. Active listings reached 84, the highest of the past six months, while closed sales dropped to 17 from 26 in May — yet homes that do sell are still moving in a median 15 days, so well-priced properties aren't sitting.
Why did home sales slow down in Cottonwood Heights this June? ▾
Closings fell to 17 from 26 in May and 30 in June 2025, even as new listings climbed to 45, the most of the past six months. Rising mortgage rates are part of the story: the 30-year sits at 6.875%, up 0.25 percentage points in just 30 days, adding $102 a month to payments on the area's $765,000 median home.
Are Cottonwood Heights home prices dropping? ▾
The median sale price moved to $765,000 in June from $728,500 in May, but five of the 17 closings involved a price cut along the way, and the over-$700K segment's median sale fell to $790,000. Prices aren't collapsing, but sellers are adjusting more often to get deals done.
How much has financing a Cottonwood Heights home gotten more expensive? ▾
On the $765,000 median home with 20% down, the monthly payment is now $4,020 at 6.875%, up from $3,919 just 30 days ago and $276 above the $3,744 payment buyers had access to in February when rates averaged 6.19%.
Should I wait for rates to drop before buying in Cottonwood Heights? ▾
Rates have climbed in five of the last six months, from February's 6.19% average to June's 6.66%, with today's spot rate at 6.875%. Waiting hasn't paid off recently, and with active inventory at 84 homes, there's more room to negotiate on price now than there was a few months ago.
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
June 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 15 · 25th percentile 5 · 75th percentile 26
Needed a price change
Sold listings that had a recorded price change before close
5 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. Cottonwood 2 sold · $733K
- 2. Hidden Oaks 1 sold · $1,350K · 0d
- 3. Somerset South Sub. 1 sold · $1,200K
- 4. Sherwood Hil 1 sold · $1,015K · 9d
- 5. Rolling Knolls #3 Sub 1 sold · $850K
June 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 30 | -43.33% | 112 | 138 | -18.84% |
| Median Sale Price | $765,000 | $796,250 | -3.92% | $802,463 | $788,172 | +1.81% |
| Median DOM | 15 | 11 | +36.36% | 30 | 13 | +130.77% |
| Sale-to-List Ratio | 99.10% | 98.89% | +0.21% | 98.73% | 99.17% | -0.44% |
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.