Market analytics · April 2026 archive
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
April 2026 · Market Analysis
Mayflower Lakeside drives Heber City's median price back above $1.2M in April
In April 2026, Heber City's median sale price climbed to $1,239,275 — up 47% from March's $845,000 — driven largely by a concentration of closings at Mayflower Lakeside, which accounted for 14 of the month's 50 sales at a median of $1,287,200. That mix shift, rather than broad price appreciation, explains most of the month-over-month move. Compared to April 2025, when 56 homes closed at a median of $849,950, this April closed fewer homes but at a meaningfully higher median, with the luxury-over-$700K segment now representing 41 of 50 closings versus 34 of 56 a year ago.
Market pulse
Active inventory in Heber City has climbed steadily from 344 homes in November 2025 to 478 in April 2026, with new listings running at 93 in April after a March spike of 101 — the spring shoulder season bringing fresh supply as snowmelt opens the Wasatch Back. Median days on market compressed sharply from 106 days in January to 49 in March before settling at 57 in April, suggesting the fastest-moving homes are still moving, but the tail of stale listings remains long (the 75th percentile DOM was 163 days in April). The sale-to-list ratio recovered to 98.28% in April from a January low of 93.69%, and 13 of 50 homes sold above list price — the most in the six-month window — pointing to selective but real competition at well-priced properties. Absorption sits at 9.56 months, up from the 6–7 month range that prevailed through most of mid-2025, reflecting inventory building faster than the current closing pace can absorb.
Mortgage context
The 30-year conventional rate sits at 6.625% as of late May, up 0.375 percentage points over the past 30 days from 6.25% — a meaningful move on Heber City's price points. Jumbo financing, which applies to most transactions here, is priced at 7.375%, adding further pressure on buyers stretching into the $1M-plus range. Rates have climbed 0.43 percentage points from February's monthly average of 6.19% to today's 6.625% spot, erasing the brief affordability window that opened earlier this year.
Payment math
On a median-priced home today, P&I lands at $6,348/mo at 6.625% — $244/mo more than 30 days ago at 6.25%, and $282/mo above the February low when rates averaged 6.19% and P&I would have been $6,066.
If you're buying
Target homes past 90 days on market — with 30 of 50 April closings still settling below list price and the 75th-percentile DOM at 163 days, there is a meaningful cohort of sellers who have been waiting since winter and are more negotiable. In the $400K–$700K band, only 7 homes closed in April (versus 20–21 in the same month last year), so move quickly when correctly priced inventory appears in communities like Timber Lakes or Timp Meadows — that segment is thin and clears fast when priced right. Given that jumbo rates are at 7.375%, buyers near the conforming-loan boundary should run the math on structuring a smaller first mortgage with a second, or explore VA financing at 6.25% if eligible.
If you're selling
The Mayflower Lakeside effect is real but narrow — if your home is not in a community with a comparable new-construction or resort amenity story (Red Ledges, Victory Ranch, Mayflower Lakeside), price to the resale comp set, not the new-build comp set, or expect to sit. With 478 active listings competing for 50 buyers per month, sellers who price at or slightly below the median list of $1,196,500 are closing at 98.28% of ask; those who price above it are contributing to the 163-day-plus tail. Homes in the Heber valley floor neighborhoods and Timber Lakes that are well-conditioned and priced in the $800K–$1.1M range are finding buyers faster than the overall median DOM of 57 days suggests.
Outlook
Over the next 60–90 days, Heber City's inventory will likely continue building as new listings historically run strong through May and June — last year saw 81 new listings in both April and May. If the 30-year rate holds above 6.5% (and jumbo above 7.25%), the buyer pool for the $1M-plus segment that now dominates closings will remain constrained, and absorption is unlikely to tighten meaningfully below 9 months. Buyers considering the Wasatch Back as a primary-residence alternative to Park City or a second-home purchase should expect more negotiating room than the sale-to-list ratio alone implies, particularly on properties that have been listed since the winter cycle.
Watch for
If the 30-year conventional rate crosses 7% (pushing jumbo above 7.625%), expect months-of-supply to climb past 12 in Heber City as the luxury buyer pool — already rate-sensitive at these price points — pulls back further, and the DOM tail at Red Ledges and Victory Ranch lengthens past 150 days on average.
"Heber City's luxury mix shifted in April — Mayflower Lakeside alone moved 14 closings and pulled the median back to seven-figure territory."
Common questions about Heber City this month
Is Heber City a buyer's or seller's market in April 2026? ▾
It's a mixed market leaning toward buyers in most segments. With 478 active listings and only 50 closings in April, absorption sits at 9.56 months — above the 6-month threshold that typically marks a buyer's market. That said, 13 homes sold above list price, so well-priced properties in desirable communities like Red Ledges and Victory Ranch still attract competition. Buyers have more leverage on homes that have been sitting 90-plus days.
Why did Heber City's median sale price jump so much from March to April 2026? ▾
The jump from $845,000 in March to $1,239,275 in April is primarily a mix-shift story, not broad appreciation. Mayflower Lakeside alone contributed 14 closings at a median of $1,287,200, and the overall share of closings above $700K rose from 34 of 55 in March to 41 of 50 in April. When luxury communities dominate a given month's closings, the median moves sharply even if underlying values are stable.
How do current mortgage rates affect buying in Heber City? ▾
Most Heber City transactions require jumbo financing, currently priced at 7.375% — well above the conventional 30-year rate of 6.625%. On a $1.24M purchase, that rate difference translates to several hundred dollars per month in additional P&I compared to a conforming loan. Rates have climbed 0.43 percentage points since February's low, adding $282/mo to the payment on a median-priced home versus what buyers faced earlier this year.
How does Heber City compare to Park City for buyers priced out of the Park City market? ▾
Heber City has historically attracted buyers who want Wasatch Back access without Park City's price premium, though the gap has narrowed. April 2026's median of $1,239,275 in Heber City is still below Park City's typical price points, and communities like Timber Lakes and Timp Meadows offer mountain-adjacent living at lower price points than Deer Valley or PCMR-adjacent neighborhoods. The trade-off is a longer commute over US-40 and Parley's Canyon to Salt Lake City.
What subdivisions are most active in Heber City right now? ▾
In April 2026, Mayflower Lakeside led all subdivisions with 14 closings at a median of $1,287,200 and a median DOM of 62 days — a sign of steady but not instant demand. Red Ledges and Victory Ranch each closed 4 homes at medians of $2,569,000 and $2,485,000 respectively, confirming their position as the market's ultra-luxury anchors. Timber Lakes closed 3 homes but at a median DOM of 190 days, suggesting that segment requires patience or price adjustments to move.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
50 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 57 · 25th percentile 10 · 75th percentile 163
Needed a price change
Sold listings that had a recorded price change before close
0 of 50 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. Mayflower Lakeside 14 sold · $1,287K · 62d
- 2. Red Ledges 4 sold · $2,569K · 10d
- 3. Victory Ranch 4 sold · $2,485K · 98d
- 4. Timber Lakes 3 sold · $1,200K · 190d
- 5. Timp Meadows Subdivision 2 sold · $723K · 30d
April 2026 by property type
How each housing type performed last month — 50 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 50 | 56 | -10.71% | 168 | 197 | -14.72% |
| Median Sale Price | $1,239,275 | $849,950 | +45.81% | $1,122,165 | $913,020 | +22.91% |
| Median DOM | 57 | 11 | +418.18% | 66 | 34 | +94.12% |
| Sale-to-List Ratio | 98.25% | 98.12% | +0.13% | 97.51% | 98.28% | -0.78% |
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.