Market analytics · May 2026 archive
Kamas, 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
Kamas homes are closing faster in May even as inventory keeps building.
Get this report emailed every month
✓ You're in — see you next month.
The most notable shift in Kamas in May 2026 was how quickly homes moved once they found a buyer. The median days on market fell to 17 — down from 33 in April and 51 in March — meaning the typical accepted offer came together in under three weeks, the fastest pace since last November. That speed arrived alongside 13 closings and 99 active listings, compared to 12 closings and 69 active listings in May 2025, so buyers have meaningfully more options than a year ago even as well-priced homes are moving without long waits.
Market pulse
Active inventory in Kamas climbed to 99 homes in May 2026, continuing a steady build from 56 in January, 63 in February, 70 in March, and 81 in April — a gain of 43 homes since the start of the year. New listings reached 30 in May, the most in any month over the past six months and up from 24 in April. Despite the inventory growth, the sale-to-list ratio held at 97.51% in May, essentially flat with April's 97.15% and above the 96.40% recorded in March, suggesting that correctly priced homes are still attracting near-asking offers. Days on market told the most interesting story: after peaking at 62 in January and staying elevated at 51 in March, the median dropped sharply to 33 in April and then to 17 in May, a sign that the homes actually closing are the ones priced to move.
Mortgage context
The 30-year fixed rate in Kamas sits at 6.75% as of mid-June, up 0.25 percentage points from 6.50% thirty days ago and 0.56 percentage points above February's monthly average of 6.19% — the low point of the past seven months. For buyers financing at the jumbo threshold, the picture is sharper still: the jumbo rate is currently 7.25%, which applies to a large share of Kamas transactions given the prevalence of luxury properties at Tuhaye, Victory Ranch, and Deer Mountain. That rate trajectory has added real dollars to monthly payments and is likely contributing to the growing inventory even as days on market have tightened.
Payment math
On a median-priced home here — about $754,000 with 20% down — the monthly principal-and-interest payment lands at $3,911 at 6.75% — $100 more than 30 days ago at 6.50%, and $222 above the February low when rates averaged 6.19% and the payment would have been $3,689.
If you're buying
Target homes that have been listed more than 45 days — a quarter of May closings took longer than 44 days to go under contract, and sellers in that group have historically accepted offers closer to 95–96% of list price rather than the 97–98% seen on fresh inventory. In the $400K–$700K range at communities like Francis Commons, homes are moving in under 10 days on market, so come prepared with financing lined up; in the luxury tier above $700K at Black Rock Ridge and Deer Mountain, you have more room to negotiate, with that segment's median days on market running 26 days in May.
If you're selling
With 99 active listings competing for 13 buyers in May, pricing discipline matters more than it did a year ago when the luxury mix was thinner. Sellers at Tuhaye and Victory Ranch should anchor to what similar homes actually closed for in the past 90 days — not last spring's averages, which were skewed by a handful of multi-million-dollar outliers — because the May 2026 average sale price of $894,854 is well below the $3.1 million average recorded in May 2025. Homes that are priced right are still closing in under three weeks; homes that are not are sitting, and the inventory pool they're competing against keeps growing each month.
Outlook
Over the next 60–90 days, Kamas will likely see continued inventory growth as the summer listing season runs its course and the Wasatch Back's outdoor recreation appeal draws new sellers to market. If the 30-year rate holds near 6.75% or drifts higher, buyer demand at the upper end — particularly for second-home and investment properties at communities like High Star Ranch and Wildwood Reserve — may soften further, pushing days on market back up from May's low. The mid-range segment below $700K, anchored by Francis Commons and similar neighborhoods, should remain the most competitive part of the Kamas market through July.
Watch for
If the 30-year fixed rate crosses 7.00% and the jumbo rate moves above 7.50%, expect the luxury tier above $700K — which accounted for 7 of Kamas's 13 May closings — to slow noticeably, pushing months of supply past 9 and days on market back toward the 50-plus range seen in January and March.
"Kamas in May 2026: quicker closings, more choices, and rising borrowing costs — a market in transition."
Common questions about Kamas this month
Is Kamas a buyer's or seller's market in May 2026? ▾
It's a split market. In the $400K–$700K range — think Francis Commons townhomes and similar — homes are moving in under 10 days and sellers are getting close to full asking price. Above $700K, where communities like Black Rock Ridge and Deer Mountain dominate, buyers have more leverage: 26 median days on market and a growing pool of 99 active listings to choose from.
Why did the Kamas median sale price drop so much from a year ago? ▾
The May 2025 median of $2,086,250 was driven almost entirely by luxury closings — 11 of 12 sales that month were above $700K, including several multi-million-dollar transactions at Tuhaye and Deer Canyon Preserve. In May 2026, the mix shifted: 5 of 13 closings landed in the $400K–$700K band, which pulled the overall median down to $753,700. The market isn't weaker — the sales mix is just different.
How is the rising mortgage rate affecting Kamas buyers? ▾
At 6.75% on a 30-year fixed loan, the monthly principal-and-interest payment on a median-priced $754,000 home (with 20% down) runs $3,911 — $222 more per month than it would have been at February's 6.19% rate. For buyers financing above the conforming loan limit, the jumbo rate of 7.25% makes the math even steeper, which is one reason luxury inventory has been building since January.
Are homes in Kamas selling below asking price? ▾
Most are close to asking but not above it. In May 2026, 9 of 13 closings came in below list price, 2 sold at list, and 2 sold above — a pattern consistent with April and March. The overall sale-to-list ratio of 97.51% means the typical accepted offer was about 2.5% under list. Homes that had already taken a price reduction before going under contract — 3 of the 13 May closings — tended to be in the longer-sitting inventory.
What's driving the inventory increase in Kamas this spring? ▾
Active listings grew from 56 in January to 99 in May, a gain of 43 homes in four months. New listings have been running at 15–30 per month while closings have stayed in the 8–13 range, so supply is outpacing demand. The shoulder-spring season typically brings more listings to the Wasatch Back as properties become accessible after snowmelt, and this year that seasonal pattern is amplified by higher borrowing costs that are slowing the pace of buyers committing to purchases — particularly in the luxury segment.
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
13 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 17 · 25th percentile 5 · 75th percentile 44
Needed a price change
Sold listings that had a recorded price change before close
3 of 13 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. Black Rock Ridge 3 sold · $825K · 26d
- 2. Francis Commons 2 sold · $487K · 10d
- 3. Deer Mountain 1 sold · $1,695K · 5d
- 4. Wildwood Reserve 1 sold · $1,650K · 192d
- 5. Iroquois 1 sold · $1,210K · 58d
May 2026 by property type
How each housing type performed last month — 12 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 13 | 12 | +8.33% | 51 | 40 | +27.50% |
| Median Sale Price | $753,700 | $2,086,250 | -63.87% | $917,392 | $1,578,913 | -41.90% |
| Median DOM | 17 | 21 | -19.05% | 35 | 57 | -38.60% |
| Sale-to-List Ratio | 97.51% | 97.20% | +0.32% | 96.71% | 94.72% | +2.10% |
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.