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 homes move in half the time as Mayflower Lakeside closings pick up the pace
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Homes in Heber City sold in a median of 15 days in July, down from 34 in June and the fastest pace recorded since at least last summer's 39-day July. That speed came even as active inventory kept climbing, reaching 563 listings — up from 504 in June and more than 200 above February's 359. The 48 closings that did happen appear to be finding buyers fast, even as the broader pool of homes for sale keeps growing.
Market pulse
Median days on market has swung widely over the past six months: 68 in February, 49 in March, 57 in April, then a sharp drop to 23 in May before bouncing to 34 in June and falling again to 15 in July. Active listings have climbed every single month in that window, from 359 in February to 563 in July, while new listings ran at 110 in July after 102 in June. Mayflower Lakeside led closings with 10 sales at a median of $1,241,400 and just a 12-day median on market, while Timber Lakes added 6 sales in 9 days — both a contrast to Old Mill Village, where 4 sales took a median of 158 days. Sale-to-list ratio held at 98.66%, close to the year's high, showing sellers are still getting close to asking even with more competition on the shelf.
Mortgage context
The 30-year rate averaged 6.79% in July and has kept climbing since, reaching 6.875% as of early August — up 0.125 percentage points in the past 30 days. That's part of a longer climb from February's 6.19% average, and it's arriving just as more inventory hits the market, giving rate-sensitive buyers leverage they didn't have earlier this year.
Payment math
A median-priced Heber City home at $892,000 with 20% down runs $4,685 a month in principal and interest at today's 6.875% rate, $59 more than the $4,626 payment 30 days ago when rates sat at 6.75%, and $321 above the $4,364 payment buyers locked in back in February 2026 when rates averaged 6.19% — that February figure is the six-month low.
If you're buying
Days on market fell to a median of 15 in July, with the fastest quarter of listings closing in just 6 days — so if you're waiting for negotiating room, it's thin right now. Look at Old Mill Village, where a 158-day median suggests sellers there are more open to a real conversation than the Mayflower Lakeside or Timber Lakes buyers competing on 9-to-12-day turnarounds. With active listings at 563, up from 504 in June, you have more to choose from than any month this year — use that to compare price bands rather than chase the first listing.
If you're selling
With homes moving in a median of 15 days and 26 of 48 July closings still landing below list price, price close to what similar homes actually sold for rather than reaching. Mayflower Lakeside and Timber Lakes both cleared quickly this month (12 and 9 days), so well-priced homes in those areas can still expect fast offers. Elsewhere, active inventory has grown every month since February's 359 to July's 563, so overpricing now risks sitting into fall alongside a deeper bench of competition.
Outlook
Expect inventory to keep building through late summer as the alpine selling season stays open in the warm, dry weather typical of a Wasatch Back July — new listings have run above 100 for three straight months. If mortgage rates keep climbing past 6.875%, some buyers may pull back, which would likely stretch days on market back toward June's 34-day pace even with more homes to choose from. Sellers pricing to what Mayflower Lakeside and Timber Lakes are actually closing at should still see quick sales; those anchoring to Red Ledges-level pricing without the comparable finishes may sit longer, as Red Ledges itself saw a 95-day median in July.
Watch for
If new listings keep running above 100 a month while sold counts hold near 48, active inventory could push past 650 by October, pulling the sale-to-list ratio down from July's 98.66% toward the mid-97% range seen back in December.
"Heber City's quickest closings of the year, even as the shelf keeps growing"
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
48 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 15 · 25th percentile 6 · 75th percentile 37
Needed a price change
Sold listings that had a recorded price change before close
10 of 48 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 — 46 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 48 | 62 | -22.58% | 314 | 372 | -15.59% |
| Median Sale Price | $891,500 | $787,500 | +13.21% | $997,358 | $882,903 | +12.96% |
| Median DOM | 15 | 39 | -61.54% | 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.