Market analytics · July 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
July 2026 · Market Analysis
Cottonwood Heights buyers moved fast in July — median days on market fell to just 6.
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July brought the sharpest closing pace Cottonwood Heights has seen in over a year: the median home sold in just 6 days, down from 15 in June and a fraction of February's sluggish 48-day median. That speed translated directly into seller leverage — 13 of 25 closings went above list price, and the sale-to-list ratio reached 99.61%, the strongest reading since spring. The active shelf tells a different story, though: the median list price sits at $980,000 while the median sold price came in at $774,175, a gap that reflects a mix of aspirational pricing on slower-moving luxury listings and brisk turnover in the $700K–$1M range.
Market pulse
The speed shift in July was dramatic. Median days on market moved from 48 in February to 39 in March, then dropped sharply through spring — 21 in April, 16 in May, 15 in June — before landing at 6 in July. A quarter of homes sold in 3 days or fewer. The sale-to-list ratio climbed from 98.77% in May and 99.1% in June to 99.61% in July, and more than half of closings (13 out of 25) went above asking price. Active inventory reached 78 homes, up from 72 in June and 54 in May, so supply is building — but demand absorbed it quickly enough that the pace accelerated anyway. Compared to July 2025, when the median days on market was 12 and the sale-to-list ratio was 98.75%, this July was noticeably tighter on both measures.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points over the past 30 days. That trajectory matters for a market like Cottonwood Heights, where most closings land above $700,000 and jumbo financing (currently at 7.0%) applies to a meaningful share of transactions. Buyers who locked in early spring rates are sitting on a real cost advantage over anyone entering the market today.
Payment math
Finance a $774,000 home here with 20% down and today's 6.875% rate, and the monthly principal and interest payment runs $4,069 — $52 more than 30 days ago at 6.75%, and $300 above the February low when rates averaged 6.14% and that same loan would have cost $3,769 a month.
If you're buying
With half of July's closings going above list price and the median home selling in 6 days, well-priced homes near Brighton Hills and Cherry Hills are not waiting around — come in pre-approved and ready to move. Your best negotiating opportunity is in the small pool of listings that have been sitting 30-plus days; Scandia Village closed at a median of $528,715 after a 97-day wait, which shows that patience on the seller's side eventually opens a door on yours. Also worth noting: the active median list price of $980,000 is well above what's actually closing at $774,175, so don't anchor your offer to asking prices on stale inventory.
If you're selling
If your home is priced in the $700K–$1M range, July's data is working in your favor — 16 closings in that band at a median of $992,750, with a 6-day median time to contract. Price to recent comparable sales rather than the active list prices you see on Zillow; the gap between what's listed and what's closing is wide, and buyers know it. Homes in Brighton Hills closed at a median of $963,000 in just 4 days this month — if your property is comparable and well-presented, a clean list price near recent sales will attract multiple offers faster than starting high and cutting later.
Outlook
Active inventory has grown from 50 homes in February to 78 in July, and with 40 new listings added in July alone, the supply side is building heading into late summer. If that pace of new listings continues into August and September while rates hold near 6.875% or drift higher, the days-on-market figure will likely lengthen from July's unusually fast 6-day median back toward the 15–20 day range seen in May and June. Buyers who felt shut out in July may find slightly more breathing room by September, particularly in the $400K–$700K range where competition has been less intense.
Watch for
At the current pace of new listings — 40 in July, 46 in June — active inventory could cross 90 homes by September, which at recent closing volumes would push the time to sell all listed homes past 4 months and likely cool the sale-to-list ratio back toward the 98% range.
"Six-day closings, a 99.6% sale-to-list ratio — July was Cottonwood Heights at its most competitive."
Common questions about Cottonwood Heights this month
Is Cottonwood Heights a buyer's or seller's market in July 2026? ▾
It's a seller's market for well-priced homes, particularly in the $700K–$1M range. The median home sold in 6 days and more than half of closings went above asking price. That said, the gap between active list prices (median $980,000) and actual closing prices (median $774,175) shows that overpriced listings are sitting — so sellers don't have unlimited leverage.
Why are homes selling so much faster in July than earlier this year? ▾
The spring and summer selling season brought more motivated buyers to the Wasatch bench, and July's warm weather kept foot traffic high. Median days on market fell from 48 in February to 6 in July — a shift driven by buyers moving quickly on well-priced inventory rather than any dramatic drop in supply. Active listings actually grew over that same period, from 50 to 78.
How are rising mortgage rates affecting Cottonwood Heights buyers? ▾
Rates have climbed from a February average of 6.14% to 6.875% today, adding $300 a month to the principal and interest payment on a median-priced home compared to February's low. For buyers financing above the conforming loan limit, jumbo rates at 7.0% add even more. That cost increase hasn't stopped July's market from moving fast, but it is narrowing the pool of buyers who can comfortably afford the $900K–$1M+ listings that dominate the active shelf.
Which neighborhoods in Cottonwood Heights are selling fastest right now? ▾
Brighton Hills and Cherry Hills both had multiple closings in July with median days on market of 4 and 5 days respectively — among the fastest in the city. Willow Hill Sub also saw two closings, though those took a median of 41 days, suggesting more price sensitivity in that pocket. Scandia Village sat for a median of 97 days before closing, which points to a mismatch between initial pricing and what buyers were willing to pay.
Should I wait for rates to drop before buying in Cottonwood Heights? ▾
That's a timing bet with real risk on both sides. Rates have moved from 6.14% in February to 6.875% today, and the monthly average has risen every month since February. If rates pull back, more buyers will re-enter the market and competition — already intense in July — could intensify further. Buyers who can qualify today and find a home priced near recent comparable sales may be better positioned than those waiting on a rate move that isn't guaranteed.
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
25 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 6 · 25th percentile 3 · 75th percentile 25
Needed a price change
Sold listings that had a recorded price change before close
5 of 25 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. Brighton Hills 2 sold · $963K · 4d
- 2. Cherry Hills 2 sold · $623K · 5d
- 3. Willow Hill Sub 2 sold · $621K · 41d
- 4. Scandia Village 2 sold · $529K · 97d
- 5. Cottonwood Canyon Cove 208 1 sold · $1,810K · 25d
July 2026 by property type
How each housing type performed last month — 22 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 25 | 27 | -7.41% | 138 | 165 | -16.36% |
| Median Sale Price | $774,175 | $816,000 | -5.13% | $799,732 | $792,725 | +0.88% |
| Median DOM | 6 | 12 | -50.00% | 25 | 13 | +92.31% |
| Sale-to-List Ratio | 99.61% | 98.75% | +0.87% | 98.90% | 99.10% | -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.