Market analytics · July 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
July 2026 · Market Analysis
Herriman homes take twice as long to sell as inventory tops 450 for the first time
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Homes in Herriman took a median 56 days to sell in July, up from 27 in June — the slowest pace of any month since February's 72. That's happening alongside a jump in active inventory to 454 listings, the highest reading of the past 13 months, even as the same 76 homes closed as in July 2025.
Market pulse
Days on market have reversed course after bottoming at 27 in June, jumping to 56 in July — nearly double, and the biggest single-month swing since the winter slowdown. Active inventory hasn't paused once since January's 280, climbing through 297, 336, 360, 390, 395 and now 454 in July. New listings actually pulled back to 138 from June's 151, so the inventory build is coming from homes lingering rather than a fresh wave of sellers. Mt. Rainier led closings again with 17 sales at a median 133 days, while Capitol Reef added 9 sales at 98 days — both subdivisions are absorbing the slowdown more than the market's under-$400,000 or over-$700,000 segments, where days on market actually held near 14-93.
Mortgage context
The 30-year rate has climbed steadily since February's 6.19% average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points in the past 30 days alone. That climb is landing right as Herriman's shelf of active listings grows, giving buyers both more choices and less financial room to act on them.
Payment math
A median-priced Herriman home now runs $509,000, and financing it with 20% down at today's 6.875% rate pencils out to $2,675 a month in principal and interest — $34 more than the $2,641 payment thirty days ago at 6.75%, and $184 above the $2,491 payment buyers would have locked in back in February when rates averaged 6.19%.
If you're buying
Look past the $574,950 median list price — the median home actually closed at $508,995 in July, and 36 of 76 sales went below asking. Mt. Rainier and Capitol Reef are producing most of the closed volume; in Capitol Reef homes are taking a median 98 days, so there's room to negotiate on price or closing costs rather than chase the listed number.
If you're selling
Homes over $700,000 are still moving in a median 14 days, so if you're in that band — like the Teton Ranch or Mountain Ridge sales this month — price at market and expect quick offers. Under $700,000, expect a longer runway: the 400-700k band sat a median 85 days in July, more than double May's 30, so build that into your listing timeline and don't panic if week two or three passes quietly.
Outlook
With rates already at 6.875% and trending up through August's 6.88% average, expect days on market to stay elevated into fall unless sellers adjust pricing — 26 of July's 76 closings came after a price cut, up from close to none a year ago. Inventory at 454 gives buyers real leverage for the first time all year, but the under-$400,000 segment remains tight at a median 93 days rather than truly slow, so entry-level competition hasn't fully eased.
Watch for
If the 30-year crosses 7% before September, expect median days on market to push past 70 again as buyers stretch to qualify, mirroring February's slow stretch at a higher rate environment.
"Herriman's summer cooldown: slower closings, fuller shelves, higher rates"
Common questions about Herriman this month
Is Herriman a buyer's or seller's market in July 2026? ▾
It's tilting toward buyers for the first time this year. Active inventory reached 454 homes, the most of the past 13 months, and median days on market jumped to 56 from 27 in June. Sellers in the $400,000-$700,000 range are feeling it most, with a median 85 days on market versus just 14 days over $700,000.
Why is the median sale price down when list prices are higher? ▾
The median list price in July was $574,950, but the median home actually closed at $508,995 — a gap of roughly $66,000. That's partly a mix shift toward more affordable subdivisions like Mt. Rainier and Capitol Reef closing in volume, and partly 36 of 76 sales going below asking price.
How much has the rate increase actually cost Herriman buyers? ▾
On the $509,000 median home with 20% down, the monthly principal-and-interest payment is $2,675 at today's 6.875% rate, up $34 from just 30 days ago and $184 above what buyers paid in February when rates averaged 6.19%. That's a real hit to purchasing power layered on top of a slower, more negotiable market.
Which Herriman subdivisions are seeing the most activity right now? ▾
Mt. Rainier led July with 17 sales at a median $441,600, though homes there are taking 133 days to sell. Capitol Reef followed with 9 sales at a median $591,037 and 98 days on market — both are carrying more of the closing volume than higher-end areas like Teton Ranch, which posted just 6 sales this month.
Should sellers expect their home to sit longer than earlier this spring? ▾
Likely yes, unless priced sharply. The 400,000-700,000 price band went from a median 30 days on market in May to 85 days in July, and 26 of July's closings came after at least one price cut. Homes priced above $700,000 are still moving in about 14 days, so pricing discipline matters more than ever.
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
85 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 44 · 25th percentile 16 · 75th percentile 120
Needed a price change
Sold listings that had a recorded price change before close
31 of 85 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 18 sold · $442K · 133d
- 2. Capitol Reef 10 sold · $587K · 114d
- 3. Teton Ranch 6 sold · $1,149K · 0d
- 4. Mountain Ridge 4 sold · $665K · 40d
- 5. Herriman Towne Center 4 sold · $485K · 16d
July 2026 by property type
How each housing type performed last month — 84 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 85 | 76 | +11.84% | 555 | 495 | +12.12% |
| Median Sale Price | $499,688 | $622,563 | -19.74% | $584,308 | $613,775 | -4.80% |
| Median DOM | 44 | 31 | +41.94% | 44 | 36 | +22.22% |
| Sale-to-List Ratio | 98.80% | 99.60% | -0.80% | 98.79% | 99.39% | -0.60% |
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.