Market analytics
Eagle Mountain, 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
May 2026 · Market Analysis
Eagle Mountain homes are closing faster even as inventory and rates both climb.
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The most striking number in Eagle Mountain's May 2026 data is not the price or the count — it's how fast homes moved. Median days on market dropped to 25 in May, down from 38 in April and well below the 40-to-54-day range that defined the winter months, even as active inventory climbed to 538 homes and the 30-year rate pushed higher. A year ago in May 2025, the median was 18 days on market with 152 closings; this May produced 104 closings at 25 days — fewer sales, but the homes that did sell moved with notable speed relative to the past several months.
Market pulse
Days on market in Eagle Mountain have moved in a wide band over the past six months: the median sat at 43 days in December, climbed to 54 in February, pulled back to 40 in March, dipped to 38 in April, and then fell sharply to 25 in May — the fastest pace since last spring. Active inventory, meanwhile, has grown steadily from 371 homes in December to 412 in January, 455 in February, 465 in March, 498 in April, and 538 in May, giving buyers more options even as the homes that do go under contract are moving quickly. The sale-to-list ratio held at 99.63% in May, essentially flat with April's 99.64%, meaning sellers are still getting very close to their asking prices on the homes that sell. Of the 104 May closings, 47 involved a seller who had already cut their price before going under contract — a figure worth watching now that the feed reliably tracks this data starting this month.
Mortgage context
The 30-year fixed rate reached 6.75% as of mid-June, up 0.25 percentage points from 6.50% thirty days ago and 0.56 percentage points above February's monthly average of 6.19% — the low point of the past seven months. That climb from February to now has added meaningfully to monthly carrying costs for Eagle Mountain buyers, and the June monthly average of 6.68% suggests the rate environment is not easing heading into summer. FHA and VA options at 6.25% remain a meaningful alternative for qualifying buyers, particularly in the under-$400K band where 12 homes closed in May.
Payment math
On a median-priced home here — about $514,000 with 20% down — the monthly principal-and-interest payment lands at $2,666 at 6.75% — $68 more than 30 days ago at 6.50%, and $151 above the February low when rates averaged 6.19% and the payment would have been $2,515.
If you're buying
Target homes that have been sitting past 45 days on market — with 538 active listings and 41 of May's 104 closings settling below list price, there is real room to negotiate on stale inventory, particularly in Oquirrh Mountain Ranch and Pacific Springs where longer days on market have been a recurring pattern. In the $400K–$700K band, where 87 of 104 May closings landed, the median sale price was $519,900 — buyers who can move quickly on well-priced new listings are still competing, but those willing to look at homes past 60 days are finding sellers more flexible. If you're being priced out of Eagle Mountain's mid-$500K Parkway Fields inventory, Saratoga Springs and the Harmony corridor offer comparable new-construction options worth comparing.
If you're selling
Price to where the market is today, not where it was in March — the median sale price in May was $513,734, and 47 of 104 closings involved a price reduction before the sale, which means sellers who started too high paid a time penalty. Homes in Parkway Fields that were priced accurately closed in a median of 26 days in May with a median sale of $541,874, showing that well-positioned listings in established communities still move well. With 538 active homes competing for 104 buyers, condition and pricing precision matter more than they did in the spring rush; a fresh coat of paint and a price that reflects recent comparable sales in your subdivision will outperform a stretch price every time.
Outlook
Eagle Mountain enters summer with more inventory than it has carried in over a year, a rate environment that is still drifting upward, and a pool of buyers who are clearly willing to close quickly on homes that are priced right. If new listings continue arriving at the 159-per-month pace seen in May, and closings stay in the 100–120 range, the market will remain tilted slightly toward buyers — enough supply to negotiate, but not enough to cause widespread price declines. The Pioneer Crossing corridor and new-construction activity in the Harmony communities will keep adding resale competition through the summer permitting season, so sellers who wait for fall may face a larger field of comparable homes rather than a smaller one.
Watch for
If the 30-year rate crosses 7% and holds there through July, expect monthly closings to slip below 90 and the time it would take to sell every home currently listed to stretch past 6 months, shifting negotiating leverage more decisively toward buyers.
"Quicker closings, more choices, higher rates — Eagle Mountain's May split the difference."
Common questions about Eagle Mountain this month
Is Eagle Mountain a buyer's or seller's market in May 2026? ▾
It's a split market. Homes priced accurately in communities like Parkway Fields are still closing in under 30 days and near full asking price, which favors sellers. But with 538 active listings and 41 of 104 May closings settling below list price, buyers have real leverage on homes that have been sitting — especially anything past 45 days on market.
Why did homes sell faster in May even though there are more listings? ▾
The speed story in May reflects a sorting effect: buyers who are active in this rate environment tend to be decisive, and the homes that matched their criteria — right price, right condition, right location — moved quickly. The median days on market dropped to 25 from 38 in April, but a quarter of homes still took longer than 74 days, meaning the fast closings are concentrated in the well-priced segment while slower homes continue to accumulate in active inventory.
How much has the rate increase since February actually added to my monthly payment in Eagle Mountain? ▾
On a median-priced home of about $514,000 with 20% down, the monthly principal-and-interest payment is now $2,666 at 6.75%. Back in February when rates averaged 6.19%, that same payment would have been $2,515 — a difference of $151 per month. Compared to just 30 days ago at 6.50%, the payment is $68 higher.
Are there price reductions happening in Eagle Mountain right now? ▾
Yes — 47 of the 104 homes that closed in May had already taken a price cut before going under contract. That's a meaningful share of closings, and it signals that sellers who started above market are adjusting rather than waiting. This data is newly tracked starting in May 2026, so it's a fresh signal rather than a long-running trend, but it's consistent with the broader picture of 538 active listings competing for a limited buyer pool.
How does Eagle Mountain compare to nearby cities like Saratoga Springs for buyers right now? ▾
Eagle Mountain and Saratoga Springs are the two primary destinations for buyers priced out of Lehi and American Fork, and both are seeing inventory build this spring. Eagle Mountain's median sale price in May was $513,734 with 538 active listings; buyers who need more flexibility on price or want newer construction along the Pioneer Crossing corridor should compare both markets before committing, as builder incentives in either city can shift the effective cost meaningfully.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
109 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 24 · 25th percentile 3 · 75th percentile 73
Needed a price change
Sold listings that had a recorded price change before close
49 of 109 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. Parkway Fields 12 sold · $542K · 26d
- 2. Firefly 6 sold · $413K · 5d
- 3. Rose Ranch 5 sold · $613K · 0d
- 4. Eagle Point 5 sold · $445K · 18d
- 5. Pacific Springs 4 sold · $619K · 48d
May 2026 by property type
How each housing type performed last month — 108 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 109 | 152 | -28.29% | 583 | 608 | -4.11% |
| Median Sale Price | $512,567 | $499,450 | +2.63% | $504,517 | $494,954 | +1.93% |
| Median DOM | 24 | 18 | +33.33% | 39 | 25 | +56.00% |
| Sale-to-List Ratio | 99.64% | 99.88% | -0.24% | 99.76% | 99.79% | -0.03% |
Past months
Browse historical Eagle Mountain reports — each month's snapshot stays at its own permanent URL.
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.