Market analytics · July 2026 archive
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
July 2026 · Market Analysis
Eagle Mountain's inventory tops 567 homes as buyers gain the upper hand this summer.
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Active listings in Eagle Mountain reached 567 homes in July 2026, up from 460 in June and 426 in February — a 23% jump in a single month that's reshaping the summer market. Only 99 homes closed, roughly flat with June's 100 but still below the trailing 12-month average of 114. With warm, dry weather typical for a Utah Lake-area July keeping showings active, sellers are now working against a shelf of homes that's grown faster than buyers can absorb it.
Market pulse
Closed sales have eased steadily from March's 161 to 131 in April, 115 in May, 100 in June, and 99 in July, even as active inventory ran the opposite direction — 411 in March, 414 in April, 425 in May, 460 in June, and now 567. Days on market compressed from 54 in February to 26 in June before ticking back up to 32 in July, and the sale-to-list ratio has held close to 99.6-100% all year, meaning list prices remain close to reality even as choices multiply. New listings also picked up, from 162 in June to 211 in July, adding to the growing shelf rather than clearing it.
Mortgage context
The 30-year rate sits at 6.875% today, up 0.125 percentage points over the past 30 days from 6.75%. That follows a steady climb through the year — the monthly average moved from 6.19% in February to 6.79% in July and 6.88% in August — so buyers financing a home now are paying more each month than they were even a few weeks ago.
Payment math
A $522,000 median-priced Eagle Mountain home with 20% down runs $2,745 a month in principal and interest at today's 6.875% rate, $35 more than the $2,711 payment 30 days ago at 6.75%, and $188 above the $2,557 payment buyers locked in back in February 2026 when rates averaged 6.19%.
If you're buying
Active listings reached 567 in July, up from 460 in June and 426 back in February — the widest selection since this data series began. Use that leverage in Eagle Point, where the median sale of $425,000 in July sat well below its $494,950 mark in June, and don't be afraid to bid below list: 36 of July's 99 closings sold under asking. With 8 percent of listings still averaging 68 days on market in the over-$700K band, patience pays there especially.
If you're selling
With active inventory up 23% since June and sold count down to 99 from 100, competition among sellers is tighter than it's been all year. Price close to what's actually closing — Parkway Fields sales carried a $550,000 median in July, but the overall sale-to-list ratio sits at 99.63%, meaning full-price offers are the exception, not the rule. Homes lingering past the 66-day mark (July's top-quartile days on market) should consider a price adjustment rather than waiting it out.
Outlook
With inventory at its highest point of the past six months and closings still trailing the 114 monthly average, expect negotiating room to keep widening into late summer and early fall. If rates hold near 6.875% or drift higher, buyers who've been waiting on the sidelines gain more leverage, particularly in the 400-700K band where 82 of July's 99 sales closed. Sellers competing against 211 new listings a month should expect days on market to keep drifting up rather than down before the fall slowdown sets in.
Watch for
If the 30-year climbs from today's 6.875% past 7% while active listings keep adding at July's pace of 100+ a month, months-of-supply likely pushes toward 7 or 8 by early fall.
"Eagle Mountain's supply catches up to summer, and buyers notice."
Common questions about Eagle Mountain this month
Is Eagle Mountain a buyer's or seller's market in July 2026? ▾
Buyers have more room to negotiate than at any point in the past six months. Active listings reached 567, up from 426 back in February, while closed sales sit at 99 — below the 114-home trailing average. The sale-to-list ratio of 99.63% shows sellers are mostly getting close to asking, but with this much inventory, buyers can afford to be selective.
Why did Eagle Mountain's active inventory jump so much in July? ▾
New listings climbed to 211 in July from 162 in June, adding faster than the market could close them out. Combined with closings holding near 99-100 for two straight months, the gap between new supply and completed sales pushed active inventory up 23% in a single month.
How much has the rise in mortgage rates changed monthly payments in Eagle Mountain? ▾
On the median $522,000 home with 20% down, the monthly principal-and-interest payment is $2,745 at today's 6.875% rate. That's $35 more than just 30 days ago and $188 above the $2,557 payment buyers would have had in February 2026 when rates averaged 6.19%.
Which Eagle Mountain neighborhoods are seeing the most sales activity? ▾
Parkway Fields led July with 9 closings at a $550,000 median sale price, followed by Parkway Fields Singles 2 and Eagle Point with 7 each. Eagle Point's median sale price fell to $425,000 in July from $494,950 in June, reflecting the added competition from rising inventory.
Are homes selling below asking price in Eagle Mountain right now? ▾
More often than not this month. Of July's 99 closings, 36 sold below list price compared to just 22 that sold above — a shift from earlier in the year when above-list sales were more common.
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
103 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 32 · 25th percentile 7 · 75th percentile 71
Needed a price change
Sold listings that had a recorded price change before close
46 of 103 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 9 sold · $550K · 31d
- 2. Parkway Fields Singles 2 7 sold · $524K · 10d
- 3. Eagle Point 7 sold · $425K · 14d
- 4. Silverlake 6 sold · $482K · 21d
- 5. Juniper At Harmony 5 sold · $470K · 36d
July 2026 by property type
How each housing type performed last month — 100 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 103 | 120 | -14.17% | 793 | 834 | -4.92% |
| Median Sale Price | $516,000 | $497,750 | +3.67% | $509,161 | $495,292 | +2.80% |
| Median DOM | 32 | 37 | -13.51% | 38 | 27 | +40.74% |
| Sale-to-List Ratio | 99.61% | 100.22% | -0.61% | 99.77% | 99.86% | -0.09% |
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.