Market analytics
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
July 2026 · Market Analysis
Highland's luxury closings slow to a 35-day median as summer inventory tops 77 homes
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Homes that closed in Highland this July took a median of 35 days, up from June's 5-day turnaround and the slowest reading since March's 63. Sixteen homes sold, close to the prior 12-month average of 14, but the $1,599,900 median sale price reflects a heavier mix of high-end closings — Highland Oaks alone sold for over $4 million — rather than a broad price jump. Active inventory climbed to 77 homes, the highest mark of the past six months, while new listings eased to 26 from May's 34.
Market pulse
Days on market has swung wide over the past six months — 39 in February, 63 in March, then a fast stretch of 10 in April, 16 in May, and just 5 in June — before jumping back to 35 in July. Active inventory has climbed every single month since February's 31, reaching 77 now, even as new listings pulled back from May's 34 to 26 in July. Sale-to-list slipped to 97.45%, the softest reading of the past six months, and ten of sixteen July closings sold below asking. The over-$700K band carried most of the month's volume, with 11 sales at a $1,725,000 median against just 5 in the $400K-$700K range.
Mortgage context
The 30-year rate has climbed steadily since February's 6.19% average, reaching 6.79% in July and 6.875% today — up 0.125 percentage points in the past 30 days alone. That climb is adding real cost on Highland's expensive inventory: a jump like that shows up fast once loan amounts cross a million dollars, and it's likely contributing to the slower pace of closings this month.
Payment math
A median-priced Highland home now runs $1,600,000, and financing it with 20% down at today's 6.875% rate costs $8,408 a month in principal and interest — $107 more than just 30 days ago when the rate sat at 6.75%, and $577 above the $7,831 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
Sixteen homes closed in July, but a quarter of them sat past 51 days — that's where negotiating room lives, not in the 13-day sales from April. Look at the $400K-$700K band, where five homes closed at a median $600,000 and 32 days, a much calmer corner than the ultra-luxury sales skewing the headline number. With rates near 6.875%, get pre-underwritten before you tour Highland Oaks or Skye Estates price points — financing timelines matter more when payments run near $8,400 a month.
If you're selling
Closings are taking longer again — median days on market moved from 5 in June to 35 in July — so price to last month's actual sales, not to what Highland Oaks or Oak Ridge fetched at the top of the market. Ten of July's sixteen sales closed below list, meaning buyers are pushing back on ambitious pricing even with inventory at 77 active homes, the highest of the past six months. If your home isn't priced to move inside three weeks, expect the 51-day mark to become your reality, not the exception.
Outlook
Expect days on market to stay elevated into August and September as the 77-home shelf gives buyers more room to negotiate, especially with rates near 6.875% adding real monthly cost on Highland's typical million-dollar-plus listings. Sellers competing with Highland Hollow Phase 3 and Oak Ridge should watch for further price softening if new listings keep declining while active inventory holds near this level.
Watch for
If new listings keep falling — 26 in July after 29 in June and 34 in May — active inventory could stall out near 80 homes even as days on market keep stretching toward 40, tightening the shelf just as demand cools.
"Highland's July cooldown: slower closings, a fatter shelf, and a price mix pulling the median north"
Common questions about Highland this month
Is Highland a buyer's or seller's market in July 2026? ▾
Conditions are shifting toward buyers. Active inventory reached 77 homes, the highest of the past six months, while days on market jumped to 35 from June's 5. With 10 of 16 July closings selling below list, sellers have less pricing power than they did in spring.
Why did Highland's median sale price jump to $1,599,900 in July? ▾
The jump reflects the mix of homes that closed, not a broad price increase. Highland Oaks sold for just over $4 million and several other high-end subdivisions like Oak Ridge and Highland Hollow Phase 3 closed above $2 million, pulling the median up even as the $400K-$700K band held steady at a $600,000 median.
How much has the rate climb affected monthly payments in Highland? ▾
On the $1,600,000 median home with 20% down, the payment at today's 6.875% rate is $8,408 a month, up $107 from 30 days ago and $577 above the $7,831 payment buyers would have locked in back in February when rates averaged 6.19%.
Are homes selling below asking price in Highland right now? ▾
Yes. Ten of the sixteen homes that closed in July sold below list price, and the sale-to-list ratio slipped to 97.45%, the softest reading of the past six months. That's a shift from June's 98.37% ratio when only 5-day closings were common.
Should sellers expect quick sales like earlier this summer? ▾
Not based on July's numbers. Median days on market rose from 5 in June to 35 in July, and a quarter of homes took longer than 51 days to sell. Pricing to last month's actual closings, rather than the high-end sales in Highland Oaks or Skye Estates, is the safer approach right now.
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
17 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 35 · 25th percentile 23 · 75th percentile 51
Needed a price change
Sold listings that had a recorded price change before close
4 of 17 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. Ridgeview 2 sold · $528K
- 2. Highland Oaks 1 sold · $4,033K · 32d
- 3. Oak Ridge 1 sold · $2,800K · 13d
- 4. Highland Hollow Phase 3 1 sold · $2,045K · 51d
- 5. Skye Estates 1 sold · $1,830K
July 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 13 | +30.77% | 98 | 108 | -9.26% |
| Median Sale Price | $1,599,900 | $865,500 | +84.85% | $1,054,297 | $783,501 | +34.56% |
| Median DOM | 35 | 61 | -42.62% | 26 | 38 | -31.58% |
| Sale-to-List Ratio | 97.38% | 98.63% | -1.27% | 97.89% | 99.08% | -1.20% |
Past months
Browse historical Highland reports — each month's snapshot stays at its own permanent URL.
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.