Market analytics · July 2026 archive
Layton, 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
Layton homes sat 41% longer in July as buyers gained ground along the I-15 Davis County corridor.
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The clearest story in Layton's July 2026 market is how much longer homes are sitting. The median days on market stretched to 38 — up from 27 in June and more than triple May's 12-day sprint — while 53 homes closed compared to 77 in July 2025. Active inventory reached 276, up from 229 in June and 53% above last July's 180, giving buyers more options and more patience than they've had all year.
Market pulse
Days on market have swung sharply over the past six months: 42 days in February, compressing to 26 in March, 25 in April, then bottoming at 12 in May before rebounding to 27 in June and now 38 in July. Active inventory has climbed every month since February's 182, reaching 276 in July — a net gain of 94 listings over five months. The sale-to-list ratio slipped to 98.68% in July, down from April's peak of 99.79%, meaning sellers are giving back a bit more at the table. Closings fell to 53, the lightest July volume in the past two years compared to 77 in July 2025.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points over the past 30 days. That rate trajectory has added real weight to monthly payments for buyers financing along the Hill AFB employment corridor, where the $400K–$700K price band still accounts for the majority of closings. FHA-eligible buyers have a modest cushion at 6.375%, and VA borrowers — a meaningful share of the Hill AFB buyer pool — can access 6.5%.
Payment math
A $485,000 median-priced Layton home financed with 20% down carries a monthly principal-and-interest payment of $2,549 at today's 6.875% rate — $32 more than 30 days ago at 6.75%, and $188 above the February low when rates averaged 6.14% and that same loan would have run $2,361 a month.
If you're buying
With 276 active listings and a median of 38 days on market, buyers have real negotiating room — especially on homes that have been sitting past 45 days, where the sale-to-list ratio trends closer to 97% than 99%. Windsor Meadows closed three homes in July at a median $540,000 with a 28-day median, so well-priced inventory in established neighborhoods is still moving; the leverage is on homes that aren't. Of the 53 July closings, 22 involved a price cut before going under contract — that's 41% of the month's sales, which tells you sellers are adjusting. Target those listings first.
If you're selling
Price to where the market is, not where it was in April. The median list price in July was $487,000 against a median sale price of $485,000 — almost no gap — but homes priced above recent comparable sales in the $400K–$700K band are sitting 30-plus days and often taking a cut anyway. If your home isn't differentiated by condition, lot, or location relative to Hill AFB or the I-15 commute, price it 1–2% under the most recent sales in your neighborhood and let the market confirm it rather than chase it down over 60 days.
Outlook
With 276 active listings and only 53 closings in July, it would take roughly five months to sell through the current supply at that pace — a meaningful shift from the two-to-three month range that defined spring. Rates averaging 6.79% in July and now at 6.875% will keep some move-up buyers on the sideline through August and September, which typically see lighter new-listing volume anyway. Buyers who can act before fall's inventory naturally thins have the most choices they've seen since last year; sellers who wait for a spring reset are looking at a long runway.
Watch for
At the current pace of new listings — 120 in July — if closings stay near 53 per month through September, active inventory could approach 320–330 homes, pushing the supply timeline past six months and likely pulling the sale-to-list ratio into the mid-97% range.
"Summer slowed the clock: Layton's median days on market stretched to 38 in July, the longest wait since winter."
Common questions about Layton this month
Is Layton a buyer's or seller's market in July 2026? ▾
It's shifting toward buyers. With 276 active listings, 53 closings, and a median of 38 days on market, supply is outpacing demand for the first time since last fall. Sellers are still getting close to asking price on average (98.68% sale-to-list), but 41% of July closings involved a price reduction — a clear sign that overpriced homes are not moving without adjustment.
Why did homes take longer to sell in July than in May or June? ▾
May was unusually fast — a 12-day median that reflected a brief window of strong spring demand. Since then, inventory has grown every month while closings have declined, so buyers have more choices and less urgency. The 38-day July median is closer to the historical norm for Layton than May's sprint was.
How are rising mortgage rates affecting Layton buyers? ▾
The 30-year rate has climbed from 6.14% in February to 6.875% today, adding $188 to the monthly principal-and-interest payment on a median-priced $485,000 home with 20% down. VA loans at 6.5% offer some relief for Hill AFB buyers, and FHA at 6.375% helps first-time buyers in the under-$400K range, where 11 homes closed in July at a median $370,500.
What price range is moving fastest in Layton right now? ▾
The $700K-and-above segment closed with a median of just 17 days on market in July — faster than the $400K–$700K band's 30 days or the under-$400K segment's 65 days. That said, only 11 homes closed above $700K, so the sample is small. The bulk of activity (31 closings) was in the $400K–$700K range, where buyers are taking about a month to decide.
Should I wait to list my Layton home, or sell now? ▾
Waiting for conditions to improve carries real risk. Inventory is already at 276 active listings — up from 182 in February — and rates are not trending down. Homes that are well-prepared and priced at or slightly below recent sales in their neighborhood are still closing near asking price. Homes that sit past 45 days are increasingly taking price cuts, as the July data shows.
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
54 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 33 · 25th percentile 8 · 75th percentile 66
Needed a price change
Sold listings that had a recorded price change before close
22 of 54 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. Windsor Meadows 3 sold · $540K · 28d
- 2. Wild Horse Springs 2 sold · $803K
- 3. Rolling Hills Estates 2 sold · $85K
- 4. Eastridge Park 1 sold · $1,272K · 0d
- 5. Deere Valley 1 sold · $930K · 6d
July 2026 by property type
How each housing type performed last month — 54 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 54 | 77 | -29.87% | 423 | 465 | -9.03% |
| Median Sale Price | $482,500 | $500,000 | -3.50% | $493,752 | $503,202 | -1.88% |
| Median DOM | 33 | 27 | +22.22% | 29 | 27 | +7.41% |
| Sale-to-List Ratio | 98.72% | 98.92% | -0.20% | 99.06% | 99.15% | -0.09% |
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.