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 homes sell in 6 days as July buyers rush ahead of rising rates.
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Median days on market in Cottonwood Heights dropped to 6 in July, down from 15 in June and less than half the pace of 12 in July 2025 — homes here haven't closed this fast in the past thirteen months. That speed came alongside 24 closings, essentially matching the 27 from a year ago, while active listings climbed to 92, up from 76 in June and 58 back in May. Buyers are moving quickly even as their choices multiply, which is the clearest sign of a market still favoring sellers on well-priced homes.
Market pulse
Days on market has been in freefall since January's 55-day median: 48 in February, 39 in March, 21 in April, 16 in May, 15 in June, and now 6 in July. Sale-to-list ratio climbed right alongside it, hitting 99.71% in July versus 98.77% in May, with 13 of 24 closings going above asking — the most above-list sales in six months. Active inventory has more than doubled since January's 46 homes to 92 in July, yet that supply growth hasn't slowed anything down; Brighton Hills, Cherry Hills, and Scottsdale Ridge all posted closings in single-digit days this month.
Mortgage context
The 30-year averaged 6.79% in July and has since climbed to 6.88% today, up 0.125 percentage points from 6.75% just 30 days ago. That 30-day move alone adds $52 a month to the payment on a median-priced home here, a small but real signal that borrowing costs are still working against the speed buyers are showing on closings.
Payment math
A median Cottonwood Heights home at $777,000 with 20% down runs $4,084 a month in principal and interest at today's 6.875%, up $52 from $4,032 just 30 days ago at 6.75%, and $280 above the $3,804 payment buyers got in February when rates averaged 6.19%.
If you're buying
With homes now selling in a median of 6 days and 13 of July's 24 closings going above list, waiting for a price drop isn't the play — the p25 days-on-market of 3 tells you the best listings go almost immediately. Your leverage is in the outliers: the Under-$400K home that sat 82 days, or Scandia Village's pair that took a median of 97 days, are where negotiation is still possible. Get pre-approved before touring so you can move at the pace Brighton Hills and Cherry Hills buyers are moving at right now.
If you're selling
List at a realistic number and expect it to move fast — July's sale-to-list ratio hit 99.71%, the tightest gap between asking and closing in six months, and homes over $700K matched that same 6-day median. If your home isn't in the Brighton Hills or Cherry Hills tier that's moving in 4-5 days, don't assume slow is normal; check whether your price is the reason, since 92 active listings now give buyers real alternatives. Price to last month's closed numbers, not to the $932,500 median list price — homes anchored to that figure risk becoming August's stale inventory.
Outlook
With rates already at 6.875% and trending up from 6.19% in February, expect the fast-closing pace to cool some over August and September as higher payments start filtering into buyer decisions. Inventory at 92 homes gives sellers less room to overprice than earlier this year, but the current sale-to-list ratio near 100% suggests well-prepared listings in Old Mill-area neighborhoods will keep moving quickly through late summer. Watch whether new listings, which hit 40 in July, keep pace with closings — if they don't, active inventory could plateau and keep this a seller-favoring market into fall.
Watch for
If active inventory keeps climbing past July's 92 homes while sold counts hold near 24 a month, the market tips toward buyers within two or three months even with days-on-market this low.
"Cottonwood Heights just had its fastest month in over a year — and rates are still climbing."
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% | 137 | 165 | -16.97% |
| Median Sale Price | $774,175 | $816,000 | -5.13% | $797,301 | $792,725 | +0.58% |
| Median DOM | 6 | 12 | -50.00% | 25 | 13 | +92.31% |
| Sale-to-List Ratio | 99.61% | 98.75% | +0.87% | 98.89% | 99.10% | -0.21% |
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.