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
August 2026 · Market Analysis
Heber City sellers lose ground as Red Ledges slows and the shelf hits 544 homes
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Homes in Heber City took a median 26 days to sell in August, up from July's 14-day pace but still faster than August 2025's 55 days. Only 38 homes closed, down from 50 in July and below the prior-12-month average of 47, while active listings kept climbing to 544 — the sixth straight monthly increase since February's 359. With sale-to-list at 97% and just 3 of 38 closings going above asking, sellers gave up more ground than they did earlier this summer.
Market pulse
Median days on market has bounced across the past six months — 49 in March, 57 in April, then a sharp drop to 23 in May and 14 in July, before climbing back to 26 in August. Active inventory has moved the opposite direction, rising every month from 359 in March to 544 in August, even as new listings fell to 75 in August from 109 in July. Closings slipped to 38, the lowest monthly count since January's 31, and the share of homes selling above list dropped to 3 from July's 9 — a sign buyers are negotiating harder as the shelf grows.
Mortgage context
The 30-year mortgage rate averaged 6.77% in August and has since ticked up to 6.875% today, up 0.125 percentage points in the past 30 days from 6.75%. That's part of a steadier climb: the monthly average has moved from 6.16% in February to 6.79% in July before easing slightly to August's 6.77%, and today's spot rate sits 0.71 percentage points above February's low.
Payment math
A $1,022,000 median-priced Heber City home with 20% down runs $5,371 a month in principal and interest at today's 6.875% — $68 more than 30 days ago when the rate was 6.75%, and $385 above February's low, when the rate averaged 6.16% and the same loan penciled out to just $4,986 a month.
If you're buying
With 544 homes active and only 38 closing in August, you have room to negotiate — sold-below-list count (26 of 38) confirms sellers are giving ground. Look at Montreux, where three homes closed at a median 11 days and a median $464,990, well under the subdivision's typical range, and at the 400k-700k band overall, where median days on market sits at 15. Skip anything still asking near the $1.2 million citywide median list price unless it's backed by a recent price cut — 12 of August's 38 closings had one.
If you're selling
Inventory has grown every month since March, from 359 to 544, while August closings fell to 38 from July's 50 — that shift favors sharper pricing over patience. Only 3 of 38 August sales went above list, down from 9 in July, so price to the 97% sale-to-list ratio rather than testing the market's ceiling. Homes in Red Ledges are still moving (4 sold, median 69 days) but at a slower pace than earlier in the summer — price accordingly if you're in that neighborhood.
Outlook
With inventory at 544 and closings running below the 12-month average, expect sellers to keep trimming prices into fall — 12 of August's 38 sales already carried a price cut. Rates near 6.875% will likely keep some buyers on the sideline through September and October, especially in the over-$700K segment where 28 of August's 38 sales closed. If new listings stay below 100 a month while active inventory keeps growing, look for sale-to-list ratios to drift closer to 96% by year-end.
Watch for
If active inventory keeps adding at July-August's pace of roughly 30 net homes a month while closings hold near 38-40, the months-of-supply figure implied by that ratio will keep climbing past its current elevated read into the winter slowdown.
"Heber City's inventory keeps building while August buyers get pickier"
Common questions about Heber City this month
How much has the mortgage rate increase affected payments on a Heber City home? ▾
On the $1,022,000 median-priced home with 20% down, the monthly principal-and-interest payment is $5,371 at today's 6.875% rate, up $68 from 30 days ago and $385 above the February low of $4,986 when rates averaged 6.16%. That climb is part of why fewer buyers are stretching to bid above asking.
Which Heber City neighborhoods are still selling well? ▾
Montreux saw three homes close in August at a median of 11 days, among the fastest in the city. Red Ledges also stayed active with 4 closings, though its median days on market stretched to 69, longer than earlier in the summer.
Will Heber City home prices keep rising after August's jump to $1,021,947? ▾
Closings were light in August at just 38, below the 47-a-month average over the past year, so that median price reflects a smaller, pricier mix rather than a clean market-wide gain. With inventory still growing and price cuts appearing on 12 of the 38 sales, the broader trend points toward softer pricing pressure, not stronger.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
39 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 28 · 25th percentile 10 · 75th percentile 61
Needed a price change
Sold listings that had a recorded price change before close
13 of 39 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 4 sold · $4,422K · 69d
- 2. Montreux 3 sold · $465K · 11d
- 3. Mayflower Lakeside 2 sold · $1,251K · 28d
- 4. Jordanelle 2 sold · $868K · 30d
- 5. Fox Bay Condominiums 2 sold · $645K · 30d
August 2026 by property type
How each housing type performed last month — 38 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 39 | 53 | -26.42% | 355 | 425 | -16.47% |
| Median Sale Price | $960,000 | $1,000,000 | -4.00% | $988,995 | $897,506 | +10.19% |
| Median DOM | 28 | 55 | -49.09% | 44 | 34 | +29.41% |
| Sale-to-List Ratio | 97.01% | 97.43% | -0.43% | 97.75% | 98.11% | -0.37% |
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.