Market analytics · July 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
July 2026 · Market Analysis
Lehi homes take longer to sell again as July inventory tops 444.
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Homes in Lehi took a median 27 days to sell in July, up from 21 in June and reversing four straight months of faster closings. It's not a huge shift, but it lines up with everything else moving the same direction: active listings reached 444, the most in this six-month stretch, while just 88 homes closed — the lightest sold count since January's 78 and about 75% of the typical 118 a month over the past year.
Market pulse
Active inventory has climbed every month since March's 322, adding to 352 in April, 346 in May, 401 in June, and now 444 in July — even as closings went the other way, falling from May's 134 to June's 95 to July's 88. That combination pushed the pace of sales relative to supply to 5.05 months in July, up from 2.58 in May, meaning listings are piling up faster than buyers are absorbing them. Days on market followed suit, rising from 17 in May to 21 in June to 27 in July, and the sale-to-list ratio eased to 98.71% from April's 99.62% high. July's median sale price of $633,500 sits above June's $585,900, but with sold counts this light, that jump likely reflects which homes closed more than a broad price shift.
Mortgage context
The 30-year averaged 6.79% in July and has kept moving up since, averaging 6.88% so far in August and sitting at 6.875% today, up 0.125 percentage points from a month ago. That's a steady climb from February's 6.19% average, and it's arriving at the same time inventory is building in Lehi — a combination that gives buyers more homes to choose from but makes each one cost more to finance.
Payment math
A $634,000 median home in Lehi with 20% down runs $3,329 a month in principal and interest at today's 6.875%, up $42 from $3,287 just 30 days ago at 6.75%, and $228 above the $3,101 payment buyers locked in back in February 2026 when rates averaged 6.19%.
If you're buying
Closings past 75 days — River Point's median this month — are where sellers are cutting, so start there instead of chasing Inverness, where homes still find buyers in 5 days. With 42 of July's 88 sales carrying a price cut, ask for recent price-change history before you write an offer, and lean on the fact that below-list sales (53 of 88) now outnumber list-price and above-list sales combined.
If you're selling
Price to what's actually closing, not the $599,000 median list — sale-to-list slipped to 98.71%, and only 16 of July's 88 sales closed at list. If your home isn't priced to compete with Inverness's 5-day pace, expect a longer runway like Pioneer Meadows' 37-day median or River Point's 87, and price with that timeline in mind from day one.
Outlook
With 444 active listings and closings running under 100 a month, expect negotiating room to widen through late summer and into fall, especially outside fast-moving pockets like Inverness. If the 30-year keeps climbing past this month's 6.88% average, sellers in the $700,000-plus band — already down to 30 sales from May's 50 — should brace for even fewer buyers able to qualify. Silicon Slopes hiring patterns and the usual fall slowdown will likely keep the sold count under 100 through September unless rates ease back toward the 6.5% range seen in April.
Watch for
If new listings keep outpacing closings at July's pace, months of supply likely climbs past 6 by September, tipping Lehi further into buyer territory.
"Lehi's clock slows down as the shelf fills up."
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
102 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 6 · 75th percentile 57
Needed a price change
Sold listings that had a recorded price change before close
47 of 102 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 12 sold · $557K · 5d
- 2. River Point 6 sold · $699K · 87d
- 3. Inverness By D.r. Horton 6 sold · $554K · 6d
- 4. Pioneer Meadows 5 sold · $678K · 37d
- 5. Canyon Point 3 sold · $1,013K · 100d
July 2026 by property type
How each housing type performed last month — 100 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 102 | 148 | -31.08% | 787 | 792 | -0.63% |
| Median Sale Price | $625,000 | $627,383 | -0.38% | $576,636 | $560,853 | +2.81% |
| Median DOM | 23 | 34 | -32.35% | 27 | 34 | -20.59% |
| Sale-to-List Ratio | 98.81% | 98.69% | +0.12% | 99.17% | 98.85% | +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.