Market analytics · August 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
August 2026 · Market Analysis
Kaysville's active inventory reaches 83 as buyers gain ground along the Davis County corridor
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Active listings in Kaysville reached 83 in August 2026, up from 69 in July and 61 in June — the most homes available at any point in this calendar year. That supply growth is running ahead of demand: only 18 homes closed in August, compared to 42 in August 2025 and a prior 12-month average of 24 closings a month. The gap between what sellers are asking (median list price of $800,000) and what buyers are actually paying (median sale price of $572,075) is now $228,000 — a signal that the active shelf is priced well above what's clearing.
Market pulse
Active inventory has climbed every month since February's 44 homes, reaching 83 in August — nearly doubling in six months — while closings have moved in the opposite direction, from 24 in March and April down to 18 in August. The sale-to-list ratio recovered to 98.64% in August after July's soft 95.96%, but that rebound reflects what's closing, not the full shelf: 11 of 18 August closings came in below list price. Median days on market compressed to just 9 days in August, matching March's pace, though a quarter of homes took longer than 53 days — meaning the fast sales are masking a longer tail of slower-moving listings. At August's closing pace, it would take about 4.6 months to sell every home currently listed, up from roughly 2 months earlier in the spring.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, moving through 6.48% in March, 6.55% in May, and 6.79% in July before settling near 6.77% for August's monthly average — a 0.74 percentage point climb over six months that has meaningfully raised the cost of financing a Kaysville home. At today's spot rate of 6.875%, up 0.125 percentage points over the past 30 days, buyers financing at the jumbo threshold face an even steeper 7.00% — relevant in a market where six of August's 18 closings were above $700,000.
Payment math
A $572,000 home in Kaysville — the August median — financed with 20% down carries a monthly principal-and-interest payment of $3,007 at today's 6.875% rate, which is $38 more than the same loan would have cost 30 days ago at 6.75%, and $222 above the February low when rates averaged 6.14% and that payment would have been $2,785.
If you're buying
Target homes that have been sitting past 50 days — King Clarion Hills, where two homes closed in August with a median of 70 days on market, is a good example of where negotiating room exists. The $400K–$700K band is where most activity is happening (11 of 18 closings), and sellers in that range are accepting offers below list; the median sale in that band was $515,585 against a market list median of $800,000, so anchor your offers to recent comparable sales rather than asking prices. FHA buyers should note the 6.375% FHA rate is meaningfully below the conventional 6.875% — worth running the numbers if you qualify.
If you're selling
With 83 active listings competing for 18 buyers a month, pricing to the active shelf rather than recent comparable sales will leave your home sitting. Homes in Sunset Equestrian and Monte Bella closed in August at $1,200,000 and $1,220,000 respectively — but those are the exception, not the rule, and the luxury segment is moving faster (median 4 days) than the mid-range. If your home is in the $500K–$700K range and isn't differentiated on condition or lot, price it at or just below what similar homes actually sold for, not what neighbors are asking.
Outlook
With school calendars underway and the Davis County I-15 commute corridor entering its slower fall season, new listings will likely ease off — but so will buyer traffic, which means the current 83-home inventory level may hold or drift slightly lower rather than resolve quickly. If rates stay near 6.875% through October, the $400K–$700K segment will remain the most active, while homes above $700K face a thinner pool of qualified buyers. Sellers who don't need to move before year-end have reason to wait for the spring cycle; buyers who can act now have more leverage than at any point since last fall.
Watch for
At the current pace of roughly 18–21 closings a month, inventory would need to drop below 55 active listings before this market returns to the seller-friendly conditions of early spring — and that's unlikely before January unless new listings slow sharply from their recent 37–42 per month pace.
"More homes, fewer closings — Kaysville's late-summer balance tips toward buyers."
Common questions about Kaysville this month
Is Kaysville a buyer's or seller's market in August 2026? ▾
It's a buyer's market right now. Active listings reached 83 in August while only 18 homes closed — at that pace, it would take about 4.6 months to sell every home listed. Eleven of those 18 closings came in below list price, and the sale-to-list ratio was 98.64%, meaning buyers are routinely negotiating discounts.
Why is the median list price so much higher than the median sale price in Kaysville? ▾
The active shelf — homes currently for sale — skews toward higher-priced properties, with a median list price of $800,000. What's actually closing is concentrated in the $400K–$700K range, which pulled the median sale price down to $572,075. Buyers shouldn't anchor their offers to asking prices; recent comparable sales are a more reliable guide to what homes are actually worth right now.
How long are homes sitting on the market in Kaysville right now? ▾
The median was just 9 days in August, which sounds fast — but that figure is pulled down by homes that moved quickly. A quarter of August closings took longer than 53 days, and King Clarion Hills homes averaged 70 days on market. The market is split between well-priced homes that move fast and overpriced listings that linger.
How much does it cost to finance a home in Kaysville at today's rates? ▾
At the August median sale price of $572,075 with 20% down, the monthly principal-and-interest payment runs about $3,007 at today's 6.875% rate. That's $222 more per month than buyers were paying in February when rates averaged 6.14%. Buyers who qualify for FHA financing can access a 6.375% rate, which meaningfully reduces that monthly figure.
Should I wait to buy in Kaysville or act now? ▾
The data favors buyers who can act now: inventory is at its highest point of the year, 11 of 18 August closings came in below list price, and sellers on homes past 50 days on market are negotiating. The risk of waiting is that rates could move higher — they've climbed 0.74 percentage points since February — and fall inventory typically shrinks as new listings slow after the summer selling season ends.
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
18 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 9 · 25th percentile 3 · 75th percentile 53
Needed a price change
Sold listings that had a recorded price change before close
5 of 18 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. King Clarion Hills 2 sold · $500K · 70d
- 2. Monte Bella 1 sold · $1,220K · 4d
- 3. Sunset Equestrian 1 sold · $1,200K
- 4. Old Mill 1 sold · $880K
- 5. Old Mill Village 1 sold · $775K
August 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 18 | 42 | -57.14% | 157 | 182 | -13.74% |
| Median Sale Price | $572,075 | $683,050 | -16.25% | $622,137 | $672,137 | -7.44% |
| Median DOM | 9 | 33 | -72.73% | 19 | 30 | -36.67% |
| Sale-to-List Ratio | 98.64% | 98.19% | +0.46% | 98.22% | 98.76% | -0.55% |
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.