Market analytics · May 2026 archive
Herriman, 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
May 2026 · Market Analysis
Herriman closings accelerate in May even as inventory and borrowing costs climb
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The most striking shift in Herriman's May 2026 data is how quickly homes moved once they found a buyer: median days on market fell to 24 from 41 in April — a 41% drop in closing speed that stands out against the slower winter pace of 59 days in January and 72 days in February. That acceleration happened even as active inventory reached 510 homes, up from 446 in April and more than double the 251 homes available in May 2025. The combination of faster closings and a larger supply pool tells a split story: well-priced homes in Herriman are moving with real urgency, while the overall market is carrying more listings than it has in at least a year.
Market pulse
Median days on market in Herriman traced a wide arc over the past six months: 52 days in December, rising to 59 in January and 72 in February before dropping sharply to 40 in March, holding near 41 in April, and then falling again to 24 in May. The fastest-moving segment in May was the $400,000–$700,000 band, where homes closed in a median of 17 days, and the over-$700,000 band was nearly as quick at 18 days — a notable contrast to the under-$400,000 segment, where the median stretched to 80 days. The sale-to-list ratio held at 99.37% in May, essentially flat from April's 99.73%, meaning sellers are still receiving very close to their asking price on homes that do sell. Active inventory continued its steady climb — from 253 in December to 309 in January, 336 in February, 389 in March, 446 in April, and 510 in May — while new listings came in at 156, just below April's 159, suggesting the supply build is moderating slightly even as the total pool grows.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and up 0.56 percentage points from February's monthly average of 6.19% — the low point of the past seven months. That climb has added real dollars to every transaction in Herriman: buyers who locked in February's rate are paying meaningfully less each month than those closing today. With the 15-year rate at 5.99% and FHA at 6.25%, some buyers in the $400,000–$550,000 range are leaning on government-backed financing to soften the payment impact, which may partly explain why the $400,000–$700,000 band accounted for 51 of 82 May closings.
Payment math
On a median-priced home here — about $573,000 with 20% down — the monthly principal-and-interest payment lands at $2,971 at 6.75% — $76 more than 30 days ago at 6.5%, and $169 above the February low when rates averaged 6.19% and the payment would have been $2,802.
If you're buying
Target homes that have been listed for more than 60 days — particularly in the Mt. Rainier area, where the May median days on market was 116 and the median sale price was $439,352, well below the city-wide median. With 510 active listings and 24 of May's 82 closings involving a prior price reduction, there is real room to negotiate on stale inventory, especially in the under-$400,000 band where homes are sitting a median of 80 days. If you are financing in the $500,000–$650,000 range, ask your lender about FHA options at 6.25% — that quarter-point difference versus the conventional 6.75% rate translates to a meaningful monthly savings on a Capitol Reef or Jackson neighborhood home in that price range.
If you're selling
The speed data is working in your favor if your home is priced in the $400,000–$700,000 range — that segment closed in a median of 17 days in May, and 22 of 82 closings went above list price. Price at or just below recent comparable sales in your neighborhood rather than anchoring to last spring's figures, when the median was $627,950; the May 2026 median came in at $572,500, and buyers are aware of the gap. Rosecrest sellers saw a median sale of $745,000 in May with a median of just 8 days on market, which suggests well-maintained homes in established Herriman communities can still command strong prices — but condition and accurate pricing are doing the heavy lifting, not the market itself.
Outlook
Over the next 60–90 days, Herriman's inventory will likely continue growing as new construction permitting activity along the city's western corridors adds resale competition, and as Silicon Slopes hiring cycles — which typically slow in summer — reduce the urgency of some relocating buyers. The rate environment is the bigger variable: with the 30-year already at 6.75% and the jumbo rate at 7.25%, buyers eyeing Teton Ranch or Denali Estates properties above $900,000 face a meaningful affordability ceiling. If rates hold or drift higher, expect the days-on-market advantage currently enjoyed by mid-range homes to narrow as more sellers compete for a buyer pool that is already stretched on monthly payments.
Watch for
If the 30-year fixed rate crosses 7.0%, expect the $400,000–$700,000 segment's median days on market to climb back toward the 35–40 day range and the sale-to-list ratio to slip below 99% as buyers in Herriman's most active price band recalculate what they can afford.
"Faster closings, more listings, higher rates — Herriman's May 2026 is a market running in two directions at once."
Common questions about Herriman this month
Is Herriman a buyer's or seller's market in May 2026? ▾
It depends on the price range. In the $400,000–$700,000 band, homes closed in a median of 17 days and the sale-to-list ratio held near 99.37%, which still favors sellers on well-priced homes. But with 510 active listings — more than double the 251 available in May 2025 — buyers have significantly more negotiating leverage on homes that have been sitting, particularly in the under-$400,000 segment where the median days on market was 80.
Why did homes sell faster in May if there are more listings than ever? ▾
The speed improvement is concentrated in the mid-range and upper-mid price bands. Homes priced between $400,000 and $700,000 closed in a median of 17 days, and over-$700,000 homes closed in 18 days — both well below the city-wide median of 24. The under-$400,000 segment, which includes a large share of Mt. Rainier area homes, is moving much more slowly at 80 days, which pulls the overall median up and masks how competitive the core price bands remain.
How much has the rate increase affected monthly payments on a typical Herriman home? ▾
On a median-priced $573,000 home with 20% down, today's 6.75% rate produces a monthly principal-and-interest payment of $2,971. That is $76 more per month than 30 days ago when the rate was 6.5%, and $169 more than February's low when rates averaged 6.19% and the payment would have been $2,802. Over a year, that February-to-now difference adds up to about $2,028 in additional payments.
Are sellers in Herriman cutting prices before closing? ▾
In May 2026, 24 of the 82 closings involved a home that had taken a price reduction before going under contract — that is about 29% of all closings. This is the first month for which this data is reliably tracked, so no historical comparison is available, but it does confirm that a meaningful share of sellers are adjusting their ask before finding a buyer, particularly on homes that sat longer than the market average.
Which Herriman neighborhoods are moving fastest right now? ▾
Rosecrest led the active subdivisions in May with a median of just 8 days on market and a median sale price of $745,000 across 6 closings. The Jackson neighborhood also moved quickly, with 5 closings at a median of 0 days on market and a median sale of $675,000. By contrast, Mountain Ridge saw 5 closings but a median of 199 days on market, and Mt. Rainier's 12 closings came with a median of 116 days — reflecting the slower pace typical of that community's lower price point near $439,000.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
82 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 24 · 25th percentile 4 · 75th percentile 108
Needed a price change
Sold listings that had a recorded price change before close
23 of 82 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. Mt. Rainier 12 sold · $439K · 116d
- 2. Rosecrest 6 sold · $745K · 8d
- 3. Mountain Ridge 5 sold · $721K · 199d
- 4. Jackson 5 sold · $675K · 0d
- 5. Capitol Reef 4 sold · $623K · 0d
May 2026 by property type
How each housing type performed last month — 82 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 82 | 90 | -8.89% | 364 | 348 | +4.60% |
| Median Sale Price | $572,500 | $627,950 | -8.83% | $605,048 | $616,911 | -1.92% |
| Median DOM | 24 | 23 | +4.35% | 46 | 38 | +21.05% |
| Sale-to-List Ratio | 99.31% | 99.45% | -0.14% | 98.77% | 99.43% | -0.66% |
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.