Market analytics · July 2026 archive
Ivins, 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
Ivins median price pulls back sharply in July as lower-priced homes carry the closings.
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The headline number in July is the median sale price — $587,700, down 40.7% from June's $991,000. That swing is almost entirely a mix story: June closed 13 homes above $700K while July closed just 7, and the lower price bands filled in the gap. With 17 closings against an active shelf of 112 homes, this is a buyer's market by supply, though sellers are still getting 98% of list on the deals that do close. The median list price sits at $837,500 — nearly $250,000 above the median sale price — which tells you the active inventory is priced well above what's actually trading hands.
Market pulse
Closed sales have settled into a narrow band after April's peak of 38: 15 in May, 20 in June, 17 in July — well off the spring high but roughly in line with the 12-month trailing average of 20. Active inventory has held between 104 and 112 since May, a plateau after climbing from 87 in January. Days on market ticked up to a median of 35 in July, from 30 in June and 9 in May — the market is taking longer to clear, not dramatically, but the direction is consistent. The sale-to-list ratio has stayed in a tight band of 97.78% to 98.82% all year, meaning sellers are giving up roughly 2% from list regardless of season.
Mortgage context
The 30-year rate has climbed steadily since February's 6.14% average, reaching 6.79% as a July monthly average and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. For buyers eyeing Ivins' luxury segment, the jumbo rate at 7.0% adds another layer of cost pressure on anything above the conforming loan limit. That rate trajectory has been slow but relentless, and it's part of why the over-$700K segment has cooled from 20 closings in April to just 7 in July.
Payment math
Finance a $588,000 home in Ivins with 20% down and today's 6.875% rate, and the monthly principal and interest payment lands at $3,089 — $39 more than 30 days ago when the rate was 6.75%, and $228 above the February low when rates averaged 6.14% and that same loan would have run $2,861 a month.
If you're buying
With 13 of 17 July closings going below list price and zero homes selling above list — the first time that's happened all year — buyers have real room to negotiate. Target homes past 60 days on market; Desert Rose closed at a median 112 days on market in July, and Padre Lakes Townhomes sat 54 days before closing at $342,500. The gap between the median list price ($837,500) and median sale price ($587,700) signals that a large portion of active inventory is priced for a market that isn't showing up — use recent comparable sales, not asking prices, as your anchor.
If you're selling
If your home is priced above $700K and has been sitting, July's data is a clear signal: only 7 homes in that band closed, and the ones that moved — like Onyx Valley at a median $1,273,000 in 20 days — were priced to meet the market, not lead it. Price to where comparable homes actually closed, not where the active shelf is listed. Sellers in the $400K–$700K range are in better shape — that band moved in a median 28 days in July — but with 7 of July's 17 closings carrying a prior price cut, homes that need a reduction before closing are the norm, not the exception.
Outlook
With 112 active listings and only 17 closings in July, it would take about 6.6 months to sell through current inventory at this pace — a buyer's market by any measure. The rate environment isn't helping: the 30-year has risen from 6.14% in February to 6.875% today, and the September monthly average is tracking at 6.88%, suggesting no near-term relief. Buyers who can tolerate the desert heat of August and September — when competition from other buyers typically thins — may find sellers of longer-sitting properties near Snow Canyon and Entrada Reserve more willing to negotiate than they were in spring.
Watch for
At the current pace of new listings running at 21 per month and closings in the mid-to-upper teens, active inventory could reach 125–130 homes by September — and if the over-$700K segment stays at 7 or fewer closings per month, the sale-to-list ratio in that band likely drifts below 97% before year-end.
"July's mix shift: fewer luxury closings pulled the median down 40%, but the market held its footing."
Common questions about Ivins this month
Is Ivins a buyer's or seller's market in July 2026? ▾
It's a buyer's market by supply — 112 active listings against 17 closings puts months of supply at about 6.6, well above the 3–4 range that favors sellers. Zero homes sold above list price in July, and 13 of 17 closed below asking, giving buyers real negotiating room. That said, sellers are still averaging 98% of list on closed deals, so the leverage is real but not extreme.
Why did the Ivins median sale price drop so much from June to July? ▾
June's $991,000 median was driven by 13 closings above $700K, including sales near Palisades at Snow Canyon and Entrada Reserve in the $1.5M–$2.1M range. July had only 7 closings above $700K, while the under-$700K bands — including Padre Lakes Townhomes at $342,500 and Desert Rose at $500,000 — made up a larger share. The underlying prices didn't collapse; the mix of what closed shifted toward lower price points.
How long are homes sitting on the market in Ivins right now? ▾
The median days on market in July was 35, up from 30 in June and 9 in May. A quarter of homes took longer than 71 days to close. Homes in the under-$400K range sat a median 54 days before closing, while the $400K–$700K band moved in 28 days. If a home has been listed past 60–70 days, the seller is likely more open to negotiation.
What are mortgage rates doing to affordability in Ivins? ▾
The 30-year rate has risen from a February average of 6.14% to 6.875% today — a climb of 0.74 percentage points. On a $588,000 home with 20% down, that translates to a monthly principal and interest payment of $3,089, which is $228 more than buyers would have paid at February's rate. For the luxury segment, the jumbo rate at 7.0% applies to loans above the conforming limit, adding further pressure on Ivins' higher-priced inventory.
Which Ivins neighborhoods are still selling in this slower market? ▾
Onyx Valley closed two homes at a median $1,273,000 in just 20 days in July — the fastest-moving luxury pocket this month. Padre Lakes Townhomes moved two units at $342,500, though they sat 54 days first. Posovi and Entrada Reserve at Snow Canyon also closed in July at $1,850,000 and $1,825,000 respectively, though both required extended marketing periods. The common thread among the closings that moved quickly: pricing that reflected what comparable homes actually sold for, not the active list price.
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 28 · 75th percentile 71
Needed a price change
Sold listings that had a recorded price change before close
7 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. Onyx Valley 2 sold · $1,273K · 20d
- 2. Desert Rose 2 sold · $500K · 112d
- 3. Padre Lakes Townhomes 2 sold · $343K · 54d
- 4. Posovi 1 sold · $1,850K · 18d
- 5. Entrada Reserve At Snow Canyon Patio Homes 1 sold · $1,825K · 103d
July 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 19 | -10.53% | 163 | 172 | -5.23% |
| Median Sale Price | $587,700 | $493,000 | +19.21% | $791,653 | $635,227 | +24.63% |
| Median DOM | 35 | 30 | +16.67% | 33 | 32 | +3.13% |
| Sale-to-List Ratio | 98.01% | 97.37% | +0.66% | 98.20% | 97.91% | +0.30% |
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.