Market analytics · August 2026 archive
Highland, 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
August 2026 · Market Analysis
Highland's shelf hits 80 homes as August buyers push sale-to-list to 93.72%.
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Homes that closed in Highland this August took a median of just 8 days, down sharply from July's 35-day median and back near June's 5-day pace. But this is a buyer's market by another measure: active inventory reached 80 homes, the highest of the past six months, while only 10 sales closed and sale-to-list fell to 93.72% — the softest reading in this stretch. Fast closings and soft pricing are happening at the same time, meaning the homes that sell quickly are the ones sellers already discounted to move.
Market pulse
Days on market has whipsawed all summer: 5 in June, 35 in July, then back down to 8 in August — a pattern that reflects a market split between quick sales and long-sitting listings rather than one clean trend. Active inventory has climbed every month since March's 44, reaching 80 in August, even as new listings slipped to 28 from July's 26 and June's 29. Sale-to-list ratio dropped to 93.72% in August from 97.38% in July, the clearest sign yet that buyers are winning price concessions. Only 10 homes closed, below the prior 12-month average of 15, so this month's $1,091,250 median sale price should be read as a small, high-end-skewed sample rather than a market-wide repricing.
Mortgage context
The 30-year mortgage rate has climbed steadily from 6.16% in February to 6.77% in August's monthly average, and now sits at 6.875% today — up 0.125 percentage points over the past 30 days from 6.75%. That climb is adding real cost each month for Highland buyers financing a home near the current $1,091,250 median, on top of a market where sellers are already conceding on price.
Payment math
A Highland buyer financing the $1,091,000 median home with 20% down now pays $5,735 a month in principal and interest at 6.875%, up $73 from $5,662 just 30 days ago at 6.75% — and $411 above the $5,324 payment they'd have locked in back in February 2026, when rates averaged 6.16%.
If you're buying
With only 10 closings and the sale-to-list ratio dropping to 93.72%, buyers have real room to negotiate — this is the softest pricing reading of the past six months. Target listings sitting past the 32-day mark in the p75 range, especially in the over-$700K band where Pinnacle Estates just closed after 344 days on market. With 80 homes active against just 28 new listings, there's no rush to beat other buyers to a showing.
If you're selling
Active inventory hit 80 homes in August, the highest of the past six months, while only 10 sold — sellers are now competing against the biggest shelf of the year. Price close to what Canterbury North and Alpine Shadows actually closed at ($1,050,000 and $1,095,000) rather than anchoring to the $1,349,500 list median, since buyers are pushing sale-to-list down to 93.72%. Homes priced realistically are still moving in single-digit days — the fast side of the market didn't disappear, it just got pickier.
Outlook
Expect inventory to keep building through September if new listings stay near 28 a month against sales in the 10-13 range — that imbalance is what pushed sale-to-list down to 93.72%. With the 30-year now at 6.875% and climbing, closings in the $700K-plus band will likely keep favoring buyers willing to wait out slower listings. Watch whether the fast p25 close times (2 days in August) hold, or whether the wider gap to the 32-day p75 widens further as the shelf grows.
Watch for
If new listings stay under 30 a month while active inventory keeps climbing past 80, sale-to-list could slide toward 92% by the end of the year as sellers compete harder for a shrinking pool of buyers.
"Highland's inventory glut finally shows up in the price."
Common questions about Highland this month
Is Highland a buyer's or seller's market in August 2026? ▾
Buyers have the edge right now. Active inventory reached 80 homes while only 10 sold, and sellers are conceding more on price than any month in the past six — the sale-to-list ratio fell to 93.72% from July's 97.38%. Homes are still closing fast when priced right, with a median of 8 days on market, but that speed is coming from realistic pricing, not buyer urgency.
Why did homes sell faster in August if the market is softening? ▾
The two trends aren't contradictory: median days on market dropped to 8 from July's 35, but sale-to-list also fell to 93.72%. That combination usually means sellers priced closer to what buyers will actually pay, so homes moved quickly once they hit a realistic number — Canterbury North closed at $1,050,000, for example.
How much has the mortgage rate climb affected Highland's median home price? ▾
On the $1,091,000 median home with 20% down, the monthly principal-and-interest payment is now $5,735 at 6.875%, up $73 from just 30 days ago and $411 above what the same loan would have cost in February 2026 when rates averaged 6.16%. That's a real affordability hit layered on top of a market where sellers are already accepting less.
Should I trust the $1,091,250 median sale price this month? ▾
Treat it cautiously. Only 10 homes closed in August against a 12-month average of 15, so the median is more sensitive to a handful of high-end sales, including a $2,837,500 closing in Bull River, than in a typical month. Look at the broader six-month trend — medians have ranged from $850,000 to $1,599,900 — rather than any single month.
With inventory climbing to 80 homes, should sellers cut their asking price now? ▾
Given that sale-to-list slipped to 93.72% and the shelf is the largest of the past six months, pricing to recent closings rather than the $1,349,500 list median makes sense. Homes like Alpine Shadows, which closed at $1,095,000 with zero days on market, show that realistic pricing still moves quickly even in a buyer-favored month.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
10 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 8 · 25th percentile 2 · 75th percentile 32
Needed a price change
Sold listings that had a recorded price change before close
4 of 10 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. Canterbury North 2 sold · $1,050K · 15d
- 2. Bull River 1 sold · $2,838K · 7d
- 3. Pace Manor 1 sold · $1,730K
- 4. Pinnacle Estates 1 sold · $1,700K · 344d
- 5. Alpine Shadows 1 sold · $1,095K · 0d
August 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 10 | 10 | 0.00% | 108 | 118 | -8.47% |
| Median Sale Price | $1,091,250 | $1,230,000 | -11.28% | $1,057,719 | $821,340 | +28.78% |
| Median DOM | 8 | 15 | -46.67% | 24 | 36 | -33.33% |
| Sale-to-List Ratio | 93.72% | 98.32% | -4.68% | 97.51% | 99.02% | -1.52% |
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.