Market analytics · April 2026 archive
Lehi, 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
April 2026 · Market Analysis
Lehi's listing count climbs to 433 as spring buyers weigh rate pressure against fresh supply.
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Active inventory in Lehi reached 433 homes in April 2026, up from 370 in March and 348 in February — a steady build that gives buyers more options than they've had since last summer. New listings hit 199 in April, the most in any single month over the past six months, as sellers moved to capitalize on the traditional spring window. Compared to April 2025, when active inventory stood at 349 and new listings came in at 150, the supply side of Lehi's market has shifted meaningfully in buyers' favor.
Market pulse
Active inventory in Lehi has climbed every month since December 2025's low of 305 homes, reaching 433 in April 2026 — a 42% increase over that four-month span. Despite the supply build, the sale-to-list ratio actually ticked up to 99.5% in April from 98.71% in March, suggesting that well-priced homes are still attracting competitive offers. Median days on market continued to compress, falling to 21 days in April from 23 in March and 39 in February, which indicates that fresh, correctly priced listings are moving quickly even as the overall pool of available homes grows. Closed volume came in at 123 sales in April — slightly below March's 134 but in line with April 2025's 113, pointing to steady demand rather than a pullback.
Mortgage context
The 30-year fixed rate now sits at 6.625%, up 0.375 pp over the past 30 days from 6.25% thirty days ago — a move that adds real dollars to monthly payments on Lehi's median-priced home. Rates had dipped to a six-month low monthly average of 6.19% in February before climbing through March (6.48%) and April (6.42%), and the current spot rate extends that upward trend further. For buyers who were underwriting deals at February's rate, the math has changed enough to push some into lower price bands or toward FHA (6.00%) and VA (6.25%) options where eligible.
Payment math
On a median-priced home today, P&I lands at $2,792/mo at 6.625% — $107/mo more than 30 days ago at 6.25%, and $124/mo above the February low when rates averaged 6.19% and P&I would have been $2,668.
If you're buying
Target homes that have been sitting past 60 days — River Point had a listing with a median DOM of 177 days in April, and the $400K–$700K band in that corridor has shown consistent negotiating room. With 44 of April's 123 closings selling below list price, there is real opportunity to negotiate on homes that have already absorbed a price reduction, particularly in the under-$400K band where median DOM was 52 days. Buyers priced out of Lehi's $600K-plus range should also compare inventory in neighboring Saratoga Springs and Eagle Mountain, where new-construction builder incentives along the Pioneer Crossing corridor can offset the rate environment.
If you're selling
The 99.5% sale-to-list ratio in April tells you that buyers are still paying close to ask — but only on homes priced to current comps, not to last year's peak medians. With 199 new listings hitting the market in April alone, competition among sellers is real; homes in Inverness and Canyon Point that are well-staged and priced within 1–2% of recent closed comps are moving in under three weeks, while overpriced listings are sitting and accumulating days. If your home needs work or lacks differentiation, price it 2–3% below the nearest comparable closed sale rather than testing the market — the absorption rate of 3.52 months means buyers have enough alternatives to walk away.
Outlook
Over the next 60–90 days, Lehi's inventory is likely to keep building as the spring listing season runs through June — new-construction permitting activity along the SR-92 / Silicon Slopes corridor typically adds builder standing inventory to the resale pool through summer. If the 30-year rate holds above 6.5%, expect some demand softening in the $500K–$650K band, where the monthly payment increase since February is most acutely felt by move-up buyers. The combination of more supply and higher borrowing costs points toward a market that remains functional but continues shifting leverage incrementally toward buyers.
Watch for
If the 30-year fixed rate crosses 7.0%, expect Lehi's months-of-supply to climb past 4.5 as the $500K–$700K move-up segment — already the market's highest-volume band — sees qualified buyer pools thin and days on market extend back toward the 35–40 day range seen last fall.
"More homes, higher rates, and buyers still showing up — Lehi's spring balancing act."
Common questions about Lehi this month
Is Lehi a buyer's or seller's market in April 2026? ▾
It's a transitional market leaning toward balance. Active inventory has grown to 433 homes — up 24% from April 2025's 349 — giving buyers more choices than a year ago. However, the 99.5% sale-to-list ratio and 21-day median DOM show that correctly priced homes are still moving fast, so sellers retain an edge on well-prepared listings while buyers gain leverage on anything stale or overpriced.
How much has the rate increase affected monthly payments on a Lehi home? ▾
At the current 6.625% rate, P&I on Lehi's $545,000 median-priced home runs about $2,792/mo. That's $107/mo more than 30 days ago when rates were at 6.25%, and $124/mo above February's low when the 30-year averaged 6.19% and P&I would have been $2,668. The cumulative move since February's low is 0.43 percentage points.
Which Lehi subdivisions are selling fastest right now? ▾
In April 2026, Inverness by D.R. Horton posted a median DOM of just 3 days on 5 closings, and Ridge came in at 9 days on 5 closings — both well below the citywide median of 21 days. Canyon Point, which targets the luxury segment with a median sale of $1,042,000, moved in 20 days on 5 closings. River Point, by contrast, had a median DOM of 177 days on 4 closings, reflecting the longer absorption typical of its higher-priced inventory.
Are Lehi home prices rising or falling compared to a year ago? ▾
The April 2026 median sale price of $545,000 is up about 1.3% from April 2025's $538,000 — a modest gain. It's worth noting that the median has trended down from the mid-2025 peak of $627,383 in July 2025, reflecting the mix shift toward more $400K–$700K closings and fewer luxury transactions rather than a broad price decline. The $400K–$700K band's median sale of $524,788 in April 2026 is essentially flat with April 2025's $525,500.
Should I wait for rates to drop before buying in Lehi? ▾
Rates have moved in both directions over the past six months — from 6.44% in November 2025 down to a 6.19% monthly average in February, then back up to 6.625% today — so timing the rate cycle is difficult. What has changed is that Lehi's active inventory is 24% higher than a year ago, meaning buyers today have more negotiating room on selection and price than they did in April 2025. Buyers who qualify for FHA (6.00%) or VA (6.25%) financing can meaningfully reduce the payment gap relative to conventional rates.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
127 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 21 · 25th percentile 5 · 75th percentile 70
Needed a price change
Sold listings that had a recorded price change before close
5 of 127 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. Inverness 14 sold · $530K · 22d
- 2. Canyon Point 5 sold · $1,042K · 20d
- 3. Ridge 5 sold · $625K · 9d
- 4. Inverness By D.r. Horton 5 sold · $530K · 3d
- 5. River Point 4 sold · $678K · 177d
April 2026 by property type
How each housing type performed last month — 127 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 127 | 113 | +12.39% | 453 | 405 | +11.85% |
| Median Sale Price | $540,000 | $538,000 | +0.37% | $557,492 | $522,168 | +6.76% |
| Median DOM | 21 | 22 | -4.55% | 32 | 38 | -15.79% |
| Sale-to-List Ratio | 99.62% | 99.15% | +0.47% | 99.15% | 98.74% | +0.42% |
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.