Market analytics
Logan, 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
Logan homes are closing in 12 days — but rising inventory is quietly shifting the balance.
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The headline number in Logan's May 2026 market is the median days on market: 12. That is down from 23 in April and 35 in March, meaning the homes that did sell in May moved faster than at any point in the past year. But that speed reading comes with an important asterisk — only 30 homes closed in May, compared to 43 in April and 44 in May 2025, while active inventory reached 194 homes, up from 151 in April and 117 a year ago. Logan's market is splitting: the homes buyers want are going quickly, while a growing share of listings are waiting for the right match.
Market pulse
Median days on market in Logan traced a dramatic arc over the past six months: 77 days in December, 76 in January, 61 in February, then a sharp drop to 35 in March, 23 in April, and 12 in May. That acceleration in closing speed is real, but it reflects which homes are selling — not necessarily a broad tightening of the market. Active inventory has climbed steadily from 103 homes in December to 117 in February, 135 in March, 151 in April, and 194 in May, with 78 new listings added in May alone. The sale-to-list ratio held at 99.15% in May, essentially matching March's 99.80% and above April's 98.42%, which tells you that the homes closing are closing at or near asking price — sellers of well-positioned homes are not giving ground. At May's sales pace, it would take roughly 6.5 months to sell every home currently listed in Logan, up from about 3.5 months in April, which means buyers now have more options and more time to negotiate on homes that have been sitting.
Mortgage context
The 30-year fixed rate in Logan now sits at 6.75%, up 0.25 percentage points from 6.50% thirty days ago and well above February's monthly average of 6.19% — the low point of the past seven months. That climb from February to now has added real dollars to every purchase: a buyer who locked in February's rate would have paid meaningfully less each month than one closing today. With rates having moved from 6.19% in February up through 6.32% in January, 6.48% in March, 6.42% in April, and 6.55% in May before reaching today's 6.75% spot, the borrowing cost trajectory has been mostly upward since winter, and that is one reason some Cache Valley buyers are taking longer to commit — or stepping back entirely.
Payment math
On a median-priced home here — about $392,000 with 20% down — the monthly principal-and-interest payment lands at $2,034 at 6.75% — $52 more than 30 days ago at 6.50%, and $115 above the February low when rates averaged 6.19% and the payment would have been $1,919.
If you're buying
Target homes that have been on the market more than 30 days — at May's pace, a quarter of active listings are already past that threshold, and sellers in that group are more likely to negotiate on price or terms than those who just listed. In the under-$400,000 range, where 17 of May's 30 closings landed and the median sale was $340,000, neighborhoods like Blackhawk and Country Manor are showing activity; homes in that band are still moving in under two weeks, so move quickly when you find one that fits. For buyers considering the $400,000–$700,000 range — where Mountainside Estates and Quailbluff Heights saw closings in May — the growing inventory gives you more leverage than you had in March, when that segment was clearing in 66 days at near-list prices.
If you're selling
Price against what similar homes actually sold for in April and May — not what was listed. The gap between the median list price ($425,000) and the median sale price ($392,000) in May is $33,000, which means overpriced homes are sitting while correctly priced ones close in under two weeks. If your home is in the Rivergate or Mountainside Estates area, lean on recent comparable sales from the past 60 days rather than last fall's numbers, which were higher. With 194 active listings competing for 30 buyers in May, condition and price precision matter more than they did in March — a home that needs work priced at market will lose to a move-in-ready home priced the same.
Outlook
Over the next 60 to 90 days, Logan's inventory is likely to keep building as the spring listing season — which typically runs through June and into July in Cache Valley's shoulder climate — continues to add supply. If closings don't accelerate to match, the months-of-supply figure will push further above 6, giving buyers in the $400,000–$700,000 range more negotiating room than they've had since last winter. Rates are the wild card: at 6.75% today and trending upward, further increases would put additional pressure on the under-$400,000 segment, where buyers are most sensitive to monthly payment changes and where USU-area demand from faculty and staff provides a relatively steady but rate-sensitive floor.
Watch for
If the 30-year rate crosses 7.00% before August, expect the under-$400,000 segment in Logan to see days on market stretch back toward 30 days and the months-of-supply figure to climb past 8, as the pool of qualified buyers at that price point shrinks noticeably.
"Fastest closings in a year, yet Cache Valley's supply is building faster than buyers can absorb it."
Common questions about Logan this month
Is Logan a buyer's or seller's market in May 2026? ▾
It depends on the price range. In the under-$400,000 band — where 17 of May's 30 closings happened — well-priced homes are still moving in under two weeks, which favors sellers. But with 194 active listings and only 30 closings in May, the overall market is tilting toward buyers, especially in the $400,000–$700,000 range where inventory has grown and days on market are longer.
Why did so few homes close in Logan in May 2026 compared to last year? ▾
May 2025 saw 44 closings; May 2026 had 30 — a drop of 14 transactions. Rising mortgage rates are part of the story: the 30-year rate is now 6.75%, up from 6.19% in February, which has pushed monthly payments higher and caused some buyers to pause or reduce their price target. The Cache Valley market, which is somewhat isolated from the Wasatch Front and relies heavily on USU-area employment and local demand, tends to feel rate moves more directly than larger metro markets.
Are home prices falling in Logan? ▾
The May 2026 median sale price was $392,000, down from $415,000 in April and $408,500 in March, but up from $380,000 in May 2025. Month-to-month swings in a market with 30 closings can reflect which types of homes happened to sell rather than a broad price decline. The sale-to-list ratio of 99.15% in May suggests that homes which did close were not selling at steep discounts — sellers of well-positioned homes held their price.
Which neighborhoods in Logan are selling fastest right now? ▾
In May 2026, Country Manor and Orchard Heights saw closings with median days on market of 8 and 0 days respectively, meaning those homes went under contract almost immediately. Mountainside Estates closed in a median of 15 days, and Quailbluff Heights in 13 days. Blackhawk, which covers more affordable price points, took a median of 22 days — still well under the market-wide average from earlier this year.
How does Logan's market compare to other northern Utah cities right now? ▾
Logan's geographic isolation in Cache Valley — roughly 80 miles north of Salt Lake City — means it doesn't absorb the same spillover demand that cities like Layton or Kaysville see from Hill AFB workers or I-15 commuters. That insulation cuts both ways: Logan didn't see the same price run-up as Wasatch Front cities, and it also doesn't benefit as directly when Wasatch Front buyers get priced out and look north. With 194 active listings and a 6.5-month supply, Logan currently offers more buyer choice than most Wasatch Front markets.
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
30 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 10 · 25th percentile 2 · 75th percentile 23
Needed a price change
Sold listings that had a recorded price change before close
5 of 30 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. Mountainside Estates 3 sold · $655K · 0d
- 2. Country Manor 2 sold · $349K · 8d
- 3. Blackhawk 2 sold · $256K · 22d
- 4. Orchard Heights 1 sold · $820K · 0d
- 5. Quailbluff Heights 1 sold · $660K · 13d
May 2026 by property type
How each housing type performed last month — 29 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 30 | 44 | -31.82% | 168 | 158 | +6.33% |
| Median Sale Price | $395,000 | $380,000 | +3.95% | $401,201 | $371,399 | +8.02% |
| Median DOM | 10 | 26 | -61.54% | 39 | 36 | +8.33% |
| Sale-to-List Ratio | 99.24% | 98.58% | +0.67% | 98.82% | 98.22% | +0.61% |
Past months
Browse historical Logan reports — each month's snapshot stays at its own permanent URL.
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.