Market analytics · July 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
July 2026 · Market Analysis
Heber City buyers moved fast in July — median closing time fell to just 14 days
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The defining number in Heber City's July market isn't the price — it's how quickly homes went under contract. Median days on market dropped to 14, down from 34 in June and 39 in July 2025, the sharpest single-month compression in the past year. That speed showed up across price bands: homes in the $400K–$700K range moved in a median of just 3 days, and even the over-$700K segment — which had been sitting 55 days as recently as June — cleared in 16. With 515 active listings on the market and a sale-to-list ratio that ticked up to 98.66%, buyers were decisive and sellers were getting close to asking price.
Market pulse
Median days on market in Heber City has been anything but linear: it peaked at 106 days in January 2026, fell to 68 in February, compressed to 49 in March, widened back to 57 in April, then dropped sharply to 23 in May before bouncing to 34 in June and now landing at 14 in July. The pace in July was faster than any month in the prior 12. Meanwhile, active inventory kept climbing — from 375 in April to 432 in May, 467 in June, and 515 in July — so the speed of closings is happening against a backdrop of more choice, not less. The sale-to-list ratio improved to 98.66%, the strongest reading since September 2025's 99.07%, suggesting that the homes finding buyers in July were priced right from the start. Mayflower Lakeside led all subdivisions with 10 closings at a median of $1,241,400, followed by Timber Lakes with 6 closings at $975,000 and Montreux with 4 at $730,080.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, reaching 6.79% as a July monthly average and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. For a market where the median sale price is $865,500 and jumbo loans (above the conforming limit) carry a separate rate of 7.0%, the rate environment is a real friction point for buyers who can't put 20% down or who are financing above conforming limits — a common situation in Heber City's luxury-heavy transaction mix.
Payment math
At $865,500 with 20% down, the monthly principal-and-interest payment at today's 6.875% rate is $4,549 — $58 more than 30 days ago when the rate was 6.75%, and $335 above the February low when rates averaged 6.14% and that same loan would have run $4,214 a month.
If you're buying
The 14-day median is real, but it's not uniform — Old Mill Village's 4 closings in July came with a median of 158 days on market, meaning patient sellers in that price range are still negotiating. Target listings past 60 days on market, particularly in the $400K–$700K band where the active shelf is priced well above what's actually closing. The gap between the median list price ($1,216,600) and the median sale price ($865,500) tells you the active inventory skews luxury; the deals that closed were often in lower price bands that moved fast, so if you're shopping under $700K, be ready to act within days.
If you're selling
If your home is priced in the range where July moved — under $700K or in the Timber Lakes and Montreux corridors — the data supports listing now while summer momentum holds and before the Wasatch Back's fall slowdown sets in. Price within 2% of recent comparable sales in your subdivision; the 98.66% sale-to-list ratio means buyers aren't leaving much on the table, but they're also not overpaying. Homes that sat in June (Victory Ranch's 5 closings came with a 232-day median) are a cautionary example — condition and pricing discipline matter more than timing alone at the luxury end.
Outlook
Active inventory at 515 homes is 41% above July 2025's 364, which gives buyers real options heading into fall — but the pace of closings in July suggests demand hasn't softened to match that supply growth. The rate trajectory (up every month since February, now at 6.875%) will continue to test affordability, especially for buyers financing above the conforming limit into jumbo territory at 7.0%. Expect the Wasatch Back's typical post-summer slowdown to lengthen days on market again by September, particularly for luxury properties at Red Ledges and Victory Ranch that depend on discretionary second-home buyers.
Watch for
At the current pace of new listings averaging around 109 per month against 50 closings, active inventory could cross 600 homes by October — at which point the sale-to-list ratio likely drifts back toward the 97% range and sellers in the over-$700K band face longer waits than July's 16-day median suggested.
"Fourteen days to close: Heber City's summer pace surprised even the sellers."
Common questions about Heber City this month
Is Heber City a buyer's or seller's market in July 2026? ▾
It's closer to balanced, with a tilt toward sellers on well-priced homes. The 14-day median days on market and 98.66% sale-to-list ratio show that correctly priced listings moved quickly and near asking price. But 515 active homes on the market means buyers have real choices — the leverage is with sellers who price accurately, not those anchoring to last year's peaks.
Why did homes sell so much faster in July than in June? ▾
June's 34-day median included a heavy mix of luxury inventory — Victory Ranch closings averaged 232 days on market — which pulled the figure up. July's mix shifted toward faster-moving segments: Mayflower Lakeside, Timber Lakes, and Montreux all posted median days on market under 12. When the mix tilts toward mid-range and new-construction-adjacent product, the overall median compresses sharply.
How does the jumbo mortgage rate affect Heber City buyers? ▾
A large share of Heber City closings are above the conforming loan limit, which means many buyers are financing at the jumbo rate of 7.0% rather than the standard 30-year rate of 6.875%. On a $1.2M purchase with 20% down, that difference adds roughly $60–$70 a month — not enormous, but it compounds the already-elevated payment burden that has built since February's rate low.
Is Mayflower Lakeside still the most active community in Heber City? ▾
In July 2026, yes — Mayflower Lakeside led all subdivisions with 10 closings at a median sale price of $1,241,400 and a median of just 12 days on market. That's a significant acceleration from April, when Mayflower Lakeside also led with 14 closings but at a 62-day median. The community has been a consistent volume driver in 2026, reflecting ongoing demand for Jordanelle-area properties.
With inventory rising, should Heber City sellers be worried about fall? ▾
Cautious is the right word, not worried. Active listings have grown from 375 in April to 515 in July, and new listings are running well above closings each month. Historically, the Wasatch Back market slows after Labor Day as second-home and discretionary buyers step back. Sellers who list in August with sharp pricing have a window; those who wait until October will be competing against a larger shelf and a slower buyer pool.
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
50 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 14 · 25th percentile 6 · 75th percentile 36
Needed a price change
Sold listings that had a recorded price change before close
11 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 10 sold · $1,241K · 12d
- 2. Timber Lakes 6 sold · $975K · 9d
- 3. Montreux 4 sold · $730K · 11d
- 4. Old Mill Village 4 sold · $427K · 158d
- 5. Red Ledges 3 sold · $3,725K · 95d
July 2026 by property type
How each housing type performed last month — 48 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 50 | 62 | -19.35% | 316 | 372 | -15.05% |
| Median Sale Price | $865,500 | $787,500 | +9.90% | $992,574 | $882,903 | +12.42% |
| Median DOM | 14 | 39 | -64.10% | 46 | 31 | +48.39% |
| Sale-to-List Ratio | 98.66% | 97.61% | +1.08% | 97.84% | 98.21% | -0.38% |
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.