Market analytics
Heber City, 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
Heber City homes are closing faster even as listings reach a spring peak
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In May 2026, the median days on market in Heber City dropped to 21 days — down from 57 in April and closely matching the 23-day pace recorded in May 2025 — even as active inventory climbed to 542 homes and 136 new listings entered the market. That speed-of-sale figure is the headline: homes that found buyers did so quickly, while the broader pool of listings continued to grow. Compared to May 2025, closings fell from 57 to 42 and the sale-to-list ratio slipped from 98.64% to 97.45%, signaling that buyers have more room to negotiate than they did a year ago.
Market pulse
Median days on market in Heber City has moved sharply over the past six months: it peaked at 106 days in January 2026, fell to 68 in February, compressed further to 49 in March, then widened back to 57 in April before dropping to 21 in May. That May reading closely matches the 23-day pace from May 2025, suggesting the spring selling season brought a genuine pickup in buyer decisiveness — at least for the homes that did close. Active inventory, meanwhile, climbed from 423 in March to 461 in April and reached 542 in May, with new listings jumping to 136 — the most in any month across the past year. The sale-to-list ratio held at 97.45%, down from April's 98.25% but consistent with the range seen through most of the past 12 months. In the $400K–$700K price band, the 9 homes that closed did so in a median of just 7 days, while the over-$700K segment — 31 closings — took a median of 31 days, pointing to a clear split between the entry-level and luxury segments.
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 six months. For Heber City buyers financing at the jumbo threshold, the picture is more challenging still: the current jumbo rate sits at 7.25%, which applies to most loans above the conforming limit in this price range. The rate climb since February has meaningfully raised the monthly cost of ownership, and that pressure is visible in the slight softening of the sale-to-list ratio relative to a year ago.
Payment math
On a median-priced home here — about $910,000 with 20% down — the monthly principal-and-interest payment lands at $4,722 at 6.75% — $120 more than 30 days ago at 6.50%, and $268 above the February low when rates averaged 6.19% and the payment would have been $4,454.
If you're buying
Target homes that have been listed more than 60 days — with 542 active listings and a sale-to-list ratio of 97.45%, sellers on stale inventory in communities like Timber Lakes and Mayflower Lakeside are more likely to negotiate. The $400K–$700K band is moving fast (median 7 days on market in May), so if you're shopping in that range near Montreux or the Heber valley floor, come in with financing ready and expect limited room to negotiate. Nine of May's 42 closings involved a seller who had already cut their price, so asking your agent to flag those listings first is a practical starting point.
If you're selling
With 542 active listings competing for 42 buyers in May, pricing discipline matters more than it did a year ago when the sale-to-list ratio was nearly a full percentage point higher. Sellers in Red Ledges and Victory Ranch — where days on market have historically run long — should price at or slightly below recent comparable sales rather than anchoring to the elevated list prices that have characterized the Wasatch Back luxury corridor. Homes in the $400K–$700K range near Old Mill Village and the Heber townsite are still moving quickly, so sellers in that band have less reason to discount, but should still avoid overreaching given the inventory growth.
Outlook
Over the next 60–90 days, Heber City's inventory is likely to stay elevated as the spring listing season continues and the snowmelt-driven shoulder period brings more Wasatch Back properties to market. If the 30-year rate holds near 6.75% or climbs further — June's monthly average is already tracking at 6.68% — buyer purchasing power will remain constrained, particularly for jumbo borrowers who face a 7.25% rate on most Heber City-priced loans. Closings volume may stay below the 50–57 range seen in the same months of 2025 unless sellers adjust pricing to meet buyers where affordability math currently lands. Buyers considering Park City or Midway as alternatives should note that Heber City's entry-level segment is still moving faster than either of those markets at comparable price points.
Watch for
If the 30-year fixed rate crosses 7.00% — and the jumbo rate moves above 7.50% — expect active inventory in Heber City to climb past 600 homes and the sale-to-list ratio to drift below 96% as the pool of qualified buyers for Wasatch Back luxury properties narrows further.
"Faster closings, more listings, rising rates — Heber City's May split the difference."
Common questions about Heber City this month
Is Heber City a buyer's or seller's market in May 2026? ▾
It's a mixed picture. Homes that are priced well are still moving quickly — the median days on market was just 21 days in May — but with 542 active listings and only 42 closings, buyers have meaningful selection and some negotiating room. The sale-to-list ratio of 97.45% means the average accepted offer was about 2.5% below list price, compared to 1.4% below a year ago.
Why did the Heber City median sale price drop from $1.2M in April to $910,000 in May? ▾
The April figure was heavily influenced by a concentration of Mayflower Lakeside closings — 14 of April's 50 sales came from that one community at a median of $1,287,200. In May, Mayflower Lakeside contributed only 3 closings, and the mix shifted toward more mid-range properties. The $910,000 May median matches May 2025 exactly, so the year-over-year price is flat rather than declining.
How do rising mortgage rates affect buying a home in Heber City right now? ▾
At today's 6.75% rate with 20% down on a $910,000 home, the monthly principal-and-interest payment is $4,722 — $268 more per month than it would have been at February's 6.19% rate. Most Heber City purchases also exceed the conforming loan limit, meaning buyers often face the jumbo rate of 7.25%, which pushes that payment even higher. That math is one reason closings volume is running below last year's pace.
Are there price reductions happening in Heber City? ▾
Yes — 9 of the 42 homes that closed in May 2026 had already gone through at least one price reduction before selling. That's the first month this data has been reliably tracked, so a direct comparison to prior months isn't available, but it represents about 21% of May closings. Communities with longer days on market, like Mayflower Lakeside (127-day median in May) and Timber Lakes, are where price adjustments are most common.
How does Heber City compare to Park City for buyers right now? ▾
Heber City's entry-level segment — homes in the $400K–$700K range — is moving faster (7-day median in May) and at lower absolute prices than comparable Park City inventory near Deer Valley or Park City Mountain Resort. Buyers priced out of Park City's luxury corridor increasingly look at Heber City's Jordanelle area and communities like Montreux as alternatives, accepting a longer Wasatch Back commute in exchange for more purchasing power.
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
46 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 19 · 25th percentile 0 · 75th percentile 75
Needed a price change
Sold listings that had a recorded price change before close
9 of 46 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. Red Ledges 3 sold · $6,500K · 31d
- 2. Mayflower Lakeside 3 sold · $2,441K · 127d
- 3. Montreux 3 sold · $740K · 47d
- 4. The Pointe Subdivision 2 sold · $1,510K · 0d
- 5. Jordanelle 2 sold · $945K · 11d
May 2026 by property type
How each housing type performed last month — 44 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 46 | 57 | -19.30% | 214 | 254 | -15.75% |
| Median Sale Price | $954,800 | $910,000 | +4.92% | $1,086,189 | $912,342 | +19.06% |
| Median DOM | 19 | 23 | -17.39% | 56 | 32 | +75.00% |
| Sale-to-List Ratio | 97.99% | 98.64% | -0.66% | 97.61% | 98.36% | -0.76% |
Past months
Browse historical Heber City 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.