Market analytics · May 2026 archive
Kaysville, 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
Kaysville homes close in days, not weeks — but rising rates are narrowing the buyer pool
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The most striking number out of Kaysville in May 2026 is how quickly homes moved once they went under contract: the median days on market fell to just 5 days, down from 14 days in April and 21 days in May 2025, meaning well-priced homes along the I-15 Davis County corridor are finding buyers almost immediately. That speed, however, is running alongside a softer closing count — 21 sales in May compared to 29 in May 2025 — and an active inventory that climbed to 81 homes, matching the same level seen a year ago. The combination of faster individual sales but fewer total closings points to a market where motivated, well-priced sellers are winning quickly while overpriced listings are sitting and adding to the count.
Market pulse
Median days on market in Kaysville has swung sharply over the past six months: it stretched to 40 days in February 2026, compressed to 9 days in March as spring listings arrived, ticked back to 14 days in April, and then dropped further to 5 days in May — the fastest pace in the six-month window. At the same time, active inventory has been building steadily, moving from 36 homes in December 2025 to 48 in January, 47 in February, 57 in March, 65 in April, and 81 in May. The sale-to-list ratio held at 98.36% in May, down from March's 99.66% peak, and 13 of 21 closings came in below list price — a signal that sellers who price aggressively are still getting deals done, but the days of routine over-ask outcomes are less common. New listings held at 41 for the second straight month, keeping fresh supply flowing into a market where closings have slowed from the summer 2025 pace.
Mortgage context
The 30-year fixed rate reached 6.75% as of mid-June, up 0.25 percentage points from 6.5% thirty days ago, and has climbed 0.56 percentage points from February's monthly average of 6.19% — the low point of the past several months. For Kaysville buyers eyeing homes near the median price, that February-to-now rate climb translates to a meaningfully higher monthly payment, which helps explain why the pool of buyers who can comfortably qualify has thinned even as homes that do go under contract are moving fast. Buyers using VA or FHA financing at 6.25% have a modest edge over conventional borrowers right now, particularly in the $400,000–$700,000 price band where most of May's closings occurred.
Payment math
On a median-priced home here — about $549,000 with 20% down — the monthly principal-and-interest payment lands at $2,850 at 6.75% — $73 more than 30 days ago at 6.5%, and $161 above the February low when rates averaged 6.19% and the payment would have been $2,689.
If you're buying
Target homes that have been listed more than 21 days — with 13 of 21 May closings settling below list price and 5 sellers having already cut their price before closing, there is real room to negotiate on anything that did not sell in the first week. The $400,000–$700,000 band, which produced 14 of 21 May closings at a median of $535,950, is where the most activity is concentrated; neighborhoods like Hill Farms and Pheasantbrook in this range are worth watching closely for price reductions. If you are financing conventionally, run the numbers on a rate buydown — at 6.75%, the $161-per-month gap from February's low is large enough that a seller-paid buydown on a stale listing could meaningfully improve your monthly payment.
If you're selling
With the median days on market at 5 days for homes that did close, the data is clear: correctly priced homes in Kaysville are not sitting — but the 81 active listings mean buyers have real alternatives, and overpriced homes are the ones padding that count. Price at or just under recent comparable sales in your neighborhood rather than anchoring to April's elevated median of $731,000, which was skewed by a heavier mix of over-$700,000 closings. If your home is in the Hill Farms or Waldron Farms area and you can differentiate on condition — updated kitchen, finished basement, larger lot — lean into that in your marketing, because the $400,000–$700,000 segment is competitive and condition is what separates a 5-day close from a 30-day sit.
Outlook
Over the next 60 to 90 days, Kaysville's market will be shaped by two competing forces: the seasonal peak in new listings (41 per month in both April and May, with permitting activity typically running through October) and a rate environment that is moving in the wrong direction for buyers, with the 30-year now at 6.75% and the monthly average for June already tracking above May's 6.55%. If rates hold near current levels, expect the active count to push past 90 homes and the sale-to-list ratio to drift closer to 97% as sellers face more competition. Buyers who have been waiting for a better rate environment may find that inventory selection improves through July, but the payment math will not get easier unless rates reverse course.
Watch for
If the 30-year fixed rate crosses 7.0%, expect Kaysville's monthly closing count to fall below 18 and the active inventory to climb past 100 homes, shifting meaningful negotiating leverage to buyers in the $400,000–$700,000 range along the I-15 corridor.
"Fastest closings in months, yet fewer buyers can afford to act — Kaysville's May split screen."
Common questions about Kaysville this month
Is Kaysville a buyer's or seller's market in May 2026? ▾
It is split between the two, depending on price and condition. Homes priced correctly are still closing in under a week — the median was 5 days in May — which favors sellers. But with 81 active listings, 13 of 21 closings below list price, and rates at 6.75%, buyers have more choices and more negotiating room than they did a year ago when the sale-to-list ratio was 99.75%.
Why did the Kaysville median sale price drop so much from April to May? ▾
April's median of $731,000 was pulled up by a heavier mix of over-$700,000 closings — 13 of 24 sales were in that band. In May, only 5 of 21 closings were above $700,000, while 14 were in the $400,000–$700,000 range, which naturally brought the overall median down to $549,290. The shift reflects who was buying, not a broad price decline across comparable homes.
How long are homes sitting on the market in Kaysville right now? ▾
The median was 5 days in May 2026, but that figure covers only homes that actually closed. A quarter of May closings took longer than 24 days, and the 81 active listings include homes that have been sitting much longer — one sale in The Preserve subdivision had been listed 158 days before closing. Well-priced homes move fast; overpriced ones are contributing to the growing active count.
Are sellers in Kaysville cutting prices before closing? ▾
In May 2026, 5 of the 21 closings involved a seller who had already reduced the list price before going under contract. That is the first month this figure is reliably tracked in our data, so it cannot be compared to prior months, but it represents about 24% of May closings — a meaningful share that suggests some sellers initially priced above what the market would bear.
What neighborhoods in Kaysville are most active right now? ▾
The May data shows closings spread across Hill Farms, Pheasantbrook, Old Farm at Kays Creek, and Waldron Farms, with the luxury end represented by a sale in The Preserve at $2,234,900. The $400,000–$700,000 segment — where Hill Farms and Pheasantbrook sit — is the most active price band, accounting for 14 of 21 May closings. Buyers priced out of Kaysville's upper end are also worth watching in neighboring Layton and Clearfield, where price points tend to run lower along the same I-15 corridor.
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
21 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 5 · 25th percentile 0 · 75th percentile 24
Needed a price change
Sold listings that had a recorded price change before close
5 of 21 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. The Preserve 1 sold · $2,235K · 158d
- 2. Old Farm At Kayscreek 1 sold · $1,155K · 0d
- 3. Waldron Farms 1 sold · $995K · 1d
- 4. Hill Farms 1 sold · $865K · 15d
- 5. Pheasantbrook 1 sold · $680K · 24d
May 2026 by property type
How each housing type performed last month — 18 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 21 | 29 | -27.59% | 97 | 83 | +16.87% |
| Median Sale Price | $549,290 | $772,000 | -28.85% | $636,300 | $642,690 | -0.99% |
| Median DOM | 5 | 21 | -76.19% | 18 | 31 | -41.94% |
| Sale-to-List Ratio | 98.36% | 99.75% | -1.39% | 98.57% | 98.89% | -0.32% |
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.