Market analytics · September 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
September 2026 · Market Analysis
Heber City sellers wait longer as Victory Ranch closings drag past 138 days
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The median home price in Heber City was $900,000 in September, and homes took far longer to sell to get there. Median days on market jumped to 73 from 28 in August, though that is about level with last September's 74. It's a buyer-leaning housing market: 382 homes were active, sale-to-list slipped to 96.5%, and 24 of the 52 closings followed a price change.
Market pulse
Speed changed the most. Median days on market was 14 in July, then 28 in August, then 73 in September. Active listings rose from 353 in July to 382 in September, while new listings fell to 72 from 75. Victory Ranch and Timber Lakes each had 8 closings, but Victory Ranch homes took a median 138 days at $2,350,000, while Timber Lakes closed in 48 days at $1,072,500.
Mortgage context
The $400,000 to $700,000 band, where 14 of September's 52 closings landed, is where a 7.5% rate stings first, since those buyers have the least cushion to absorb a higher payment. The rate is up 0.375 percentage points in 30 days, which matters most to anyone financing above the $900,000 median. Jumbo money costs 7.75%, a bit more than the 7.5% conventional rate.
Payment math
Buying at the $900,000 median with 20% down means $5,034 a month in principal and interest at 7.5%, which is $184 more than the $4,851 it would have cost 30 days ago at 7.125%, and $521 above April's low, when rates averaged 6.42% and the payment would have been $4,513.
If you're buying
Homes that have been listed longer than 73 days are where you have leverage, and 24 closings this month took a price cut first. Red Ledges, where three homes closed at a median 162 days, is a good place to ask for a lower price. In Montreux, four homes closed at a median $462,490 in 48 days, so expect less room there.
If you're selling
Buyers paid about 96.5% of list in September, and just 4 of 52 closings went above asking. Compare your price with the $900,000 median sale price rather than the $1,297,000 median list price, since asking prices run well ahead of what actually closes. If you're in Timber Lakes, where homes went under contract faster than in Victory Ranch, price accurately from the start rather than cutting later.
Outlook
Colder weather in Wasatch County usually thins out buyers after the fall firming, and September's 382 homes for sale won't clear quickly at about 7.5 months of supply. Expect more price cuts through the winter. With rates higher than in the summer, buyers in Heber City will likely keep negotiating.
Watch for
If new listings stay near 72 a month while closings drop back toward August's 39, supply would stretch past 9 months and sale-to-list could slip toward 95%.
"Summer's quick closings in Heber City gave way to a slow, price-cut September"
Common questions about Heber City this month
What is the median home price in Heber City? ▾
The median home price in Heber City was $900,000 in September 2026, down from $960,000 in August. The average sale price was $1,568,970. The average runs higher because 36 sales above $700,000 had a median of $1,363,200, and the biggest sales pull it up. The median list price was $1,297,000, well above what closed.
Is the Heber City housing market slowing down? ▾
Yes, in pace. Median days on market rose to 73 in September from 28 in August, and sale-to-list slipped to 96.5% from 97%. Active listings rose to 382, about 7.5 months of supply at September's sales pace, which favors buyers.
How much is my Heber City home worth? ▾
Heber City homes sold for a median $900,000 in September at about 96.5% of list, after a median 73 days. Your own home's value depends on recent comparable sales nearby, and prices vary widely between areas like Montreux at $462,490 and Red Ledges at $3,965,000. A local agent can pull the closest matches.
Where are Heber City homes selling fastest? ▾
In September, Timber Lakes had 8 closings at a median $1,072,500 in 48 days, and Montreux had 4 at $462,490 in 48 days. Victory Ranch also had 8 closings but took a median 138 days at $2,350,000. Red Ledges, with 3 closings, took 162 days.
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
September 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
61 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 49 · 25th percentile 19 · 75th percentile 119
Needed a price change
Sold listings that had a recorded price change before close
27 of 61 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. Timber Lakes 10 sold · $1,015K · 22d
- 2. Victory Ranch 8 sold · $2,350K · 107d
- 3. Montreux 4 sold · 40d
- 4. Red Ledges 3 sold · 183d
- 5. Crossings At Lake Creek 2 sold · 41d
- 6. The Pointe 2 sold · 0d
- 7. Cottages At Ranch Landing 2 sold · 72d
- 8. Montreux At Jordanelle 2 sold · 10d
September 2026 by property type
How each housing type performed last month — 61 closings total across subtypes.
Summary Statistics
| Metric | Sep-26 | Sep-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 61 | 43 | +41.86% | 450 | 468 | -3.85% |
| Median Sale Price | $905,000 | $883,891 | +2.39% | $965,562 | $896,255 | +7.73% |
| Median DOM | 49 | 74 | -33.78% | 48 | 38 | +26.32% |
| Sale-to-List Ratio | 96.65% | 99.07% | -2.44% | 97.37% | 98.20% | -0.85% |
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.