Market analytics · September 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
September 2026 · Market Analysis
Cottonwood Heights homes sell in 6 days again, but 94 listings give buyers choices
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Cottonwood Heights homes closed in a median of 6 days in September, down from 39 in August, and the median home price was $810,000. The housing market looks balanced to slightly buyer-friendly. Sellers still got 99.1% of list price, but active listings reached 94 against 14 closings, about 6.5 months of supply. A year ago there were 68 listings and 25 closings, and the median sale price was $750,000. Homes for sale were asking a median $899,450, which is above what actually closed.
Market pulse
Listings are the longer story here. Active inventory rose from 49 in May to 94 in September, while closings stayed between 13 and 26 a month. Speed swung the other way this month, with median days on market falling from 39 in August to 6. That fast median hides a split. The 11 homes over $700,000 sold in a median 6 days, but the two homes in the $400,000 to $700,000 band took 64. Sale-to-list recovered from 97.2% in August to 99.1%.
Mortgage context
Eleven of September's 14 closings were above $700,000, and that is where the rate hurts most. Jumbo loans are quoted at 7.75%, a quarter point above the 30-year conventional rate. Buyers at the median price feel it in the monthly payment, and it helps explain why only 14 homes closed while 94 sat listed.
Payment math
Buying at the $810,000 median with 20% down costs $4,531 a month in principal and interest at 7.5%, which is $165 more than the $4,366 payment at 7.125% thirty days ago, and $469 above the April low of $4,062 when rates averaged 6.42%.
If you're buying
Homes that have already sat a month or more are where you can negotiate. Newbury sold for $1,735,000 after 139 days, and Mill Hollow closed at $1,101,000 after 46. Five of 14 September closings took a price cut first, so ask for one. A fast sale like Sunrise Hills at $930,000 in 1 day shows well-priced homes still go quickly, so be ready to move on those.
If you're selling
Buyers paid 99.1% of list in September, so realistic pricing still gets you close to asking. Your home competes with 94 others, and asking prices ran well above closed prices, so go by what has recently sold. Nine of 14 homes closed below list. Southland Terrace closed at $850,000 in 6 days. If you want to know what your home is worth, look at similar homes that closed in the past 60 days.
Outlook
Fall usually firms the market before winter, but 94 listings and a 7.5% rate make a repeat of the 6-day pace unlikely. Expect days on market to drift back up as showings thin from October on. Prices should hold near $800,000 if closings stay at 13 to 14 a month.
Watch for
If new listings keep running near 36 a month while closings stay at 14, supply would pass 7 months by winter and sale-to-list could slip back toward 97%.
"Quick closings on top, a fuller list underneath, and a 7.5% rate over everything."
Common questions about Cottonwood Heights this month
What is the median home price in Cottonwood Heights? ▾
The median home price in Cottonwood Heights was $810,000 in September 2026, up from $750,000 a year earlier. The average sale price was $920,893. The average runs higher because 11 sales above $700,000 had a median of $930,000, pulling it up. Homes for sale had a median list price of $899,450.
Is the Cottonwood Heights housing market slowing down? ▾
Mixed. September brought 14 closings, and homes sold in a median of 6 days. But active listings rose to 94 from 76 in August, and supply is about 6.5 months. That is more balanced than the 2.5 months a year ago.
How much is my Cottonwood Heights home worth? ▾
Recent sales put the median at $810,000, and homes sold at 99.1% of list in September. Typical homes took 6 days, though a quarter took 50 days or more. Your own value depends on comparable sales near you, so check similar closed homes in your neighborhood.
Where are Cottonwood Heights homes selling fastest? ▾
Each neighborhood had only one sale in September, so these are single examples. Sunrise Hills sold for $930,000 after 1 day, and Pine Mountain for $1,140,000 after 3. Newbury took 139 days at $1,735,000.
How have mortgage rates changed payments in Cottonwood Heights? ▾
At 7.5%, principal and interest on the $810,000 median home with 20% down is $4,531 a month. That is $165 more than 30 days ago. It is $469 more than in April, when rates averaged 6.42%.
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
September 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
23 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 21 · 25th percentile 6 · 75th percentile 38
Needed a price change
Sold listings that had a recorded price change before close
8 of 23 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. Hillsborough 2 sold · 23d
- 2. Lazy Bar 2 sold · 38d
- 3. Greenfield 2 sold · 45d
- 4. Newbury 1 sold · 139d
- 5. Horizon Cir 1 sold · 5d
- 6. Pine Mountain 1 sold · 3d
- 7. Mill Hollow 1 sold · 46d
- 8. Whitmore Manor Estates 1 sold · 137d
September 2026 by property type
How each housing type performed last month — 21 closings total across subtypes.
Summary Statistics
| Metric | Sep-26 | Sep-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 23 | 25 | -8.00% | 200 | 222 | -9.91% |
| Median Sale Price | $744,900 | $750,000 | -0.68% | $781,660 | $797,611 | -2.00% |
| Median DOM | 21 | 22 | -4.55% | 28 | 17 | +64.71% |
| Sale-to-List Ratio | 98.38% | 98.58% | -0.20% | 98.43% | 98.84% | -0.41% |
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.