Market analytics · April 2026 archive
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
April 2026 · Market Analysis
Logan closings accelerate in April as Cache Valley buyers move faster than winter allowed.
The defining story in Logan's April 2026 market is speed. Median days on market dropped to 23 in April — down from 35 in March and a sharp reversal from the 76-day median recorded in January — signaling that buyers who sat out the winter are now moving with conviction. Closings reached 43, up 43% from April 2025's 30, and active inventory climbed to 159 homes, giving the Cache Valley market more selection than it has seen in any month over the past year. The median sale price settled at $415,000, compared to $340,395 a year ago, though the mix shift toward the $400–700K band — which accounted for 23 of 43 closings — explains much of that movement.
Market pulse
Median DOM in Logan traced a wide arc over the past six months: 33 days in November, then a winter slowdown that pushed the median to 77 days in December and 76 days in January before easing to 61 in February, 35 in March, and finally 23 in April — the fastest pace since at least last spring. New listings have also picked up sharply, rising from 19 in December to 66 in March and 68 in April, which pushed active inventory from a low of 105 in December to 159 in April. The sale-to-list ratio pulled back slightly to 98.31% in April from March's 99.63%, and 24 of 43 closings came in below list price, suggesting that while buyers are moving quickly, they are not abandoning negotiation. The $400–700K segment led volume with 23 closings at a median of $469,900, while the sub-$400K band produced 20 closings at a median of $292,450 — no homes above $700K closed in April.
Mortgage context
The 30-year fixed rate sits at 6.625% as of late May, up 0.375 percentage points over the past 30 days from 6.25%, and has climbed 0.43 pp since February's monthly average of 6.19% — the softest rate of the past six months. For Logan buyers, that trajectory matters: after dipping to a six-month low in February, rates moved back through March (6.48%) and April (6.42%) before the most recent jump, compressing the affordability window that briefly opened earlier this year. VA and FHA options at 6.25% and 6.00% respectively remain meaningfully below the conventional rate and are worth evaluating for eligible buyers in this price range.
Payment math
On a median-priced home today, P&I lands at $2,126/mo at 6.625% — $82/mo more than 30 days ago at 6.25%, and $95/mo above the February low when rates averaged 6.19% and P&I would have been $2,031.
If you're buying
Target homes that have been sitting 60 or more days — Hillcrest and Quailbluff II both had April closings with DOM above 130 days, and the sale-to-list ratio on stale inventory tends to run closer to 96–97% in this market. With 68 new listings hitting in April and inventory at 159 active homes, you have real selection in the Rivergate and Sugar Creek Townhomes corridors; don't feel pressured to waive inspection on anything that hasn't drawn competing offers within the first two weeks. If you qualify for VA or FHA financing, the rate differential versus conventional (6.25% vs. 6.625%) saves roughly $60–80/mo on a median-priced home and is worth the paperwork.
If you're selling
The fastest-moving homes in April cleared in under two weeks — Sugar Creek Townhomes closed at a 13-day median — so condition and first-week pricing discipline matter more than ever. Price within 1–2% of recent comparable closings rather than anchoring to last spring's list prices; the 24 below-list closings in April show that buyers are testing, and homes that need a price cut lose negotiating momentum quickly. If you're in the $400–700K band, competition is real — 23 of 43 April closings landed there — so differentiate on condition, staging, and a clean pre-inspection rather than trying to stretch price.
Outlook
Logan's spring selling season is running ahead of last year's pace in both volume and speed, but the rate environment is working against it: the 30-year has climbed 0.43 pp since February's low, and if that trend continues into summer, some buyers near the lower end of the $400–700K band will find their qualification ceiling tightening. Inventory at 159 active homes and 68 new listings per month gives the market a healthy supply cushion, so sellers should not expect the sub-20-day DOM readings that characterized tighter Utah markets — Logan's distance from the Wasatch Front and its USU-driven demand base keep the pool more local and more rate-sensitive than, say, Lehi or Draper. Expect DOM to hold in the 20–35 day range through May and June if rates stabilize, with modest upward pressure on active inventory as new construction permitting picks up along the Cache Valley floor.
Watch for
If the 30-year fixed rate crosses 7%, expect Logan's months-of-supply to climb past 5 and median DOM to drift back above 40 days, particularly in the sub-$400K segment where buyer qualification is most rate-sensitive.
"Logan's spring thaw: deals closing in 23 days as Cache Valley buyers shake off a slow winter."
Common questions about Logan this month
Is Logan a buyer's or seller's market in April 2026? ▾
It's a balanced market leaning slightly toward sellers in the most active price bands. Median DOM dropped to 23 days and 43 homes closed — the strongest April volume in at least two years — but 24 of those 43 closings came in below list price, and the sale-to-list ratio was 98.31%, not the 99–100% range you'd see in a true seller's market. Buyers have real selection at 159 active listings but need to move within two weeks on well-priced homes.
Why did Logan home prices rise so much compared to last April? ▾
The median sale price moved from $340,395 in April 2025 to $415,000 in April 2026, but a significant part of that shift is mix: the $400–700K band accounted for 23 of 43 closings this April versus just 7 of 30 a year ago, pulling the median upward. The sub-$400K median actually came in at $292,450 this April, compared to $298,500 a year ago, so entry-level prices have not risen as dramatically as the headline figure suggests.
Are there good deals in Logan's townhome market right now? ▾
Sugar Creek Townhomes was one of April's busiest subdivisions with 3 closings at a median of $314,900 and a 13-day median DOM — those moved fast and close to list. If you're targeting attached housing under $350K, expect competition on fresh listings; your best negotiating leverage is on townhomes or condos that have been sitting 45 or more days, where sellers are more likely to accept concessions.
How do Logan home prices compare to other Utah markets? ▾
Logan's $415,000 April median is well below markets like Lehi, Draper, or Salt Lake City, which is part of why Cache Valley continues to attract buyers priced out of the Wasatch Front. The trade-off is the commute — Logan sits roughly 80 miles north of Salt Lake City with no direct freeway bypass — so demand here is more locally driven by USU employment, Cache County employers, and retirees than by Silicon Slopes tech spillover.
What's happening with luxury homes in Logan in April 2026? ▾
No homes above $700K closed in Logan in April 2026 — a notable contrast to March, when 3 homes in that band closed at a median of $834,000, and to earlier months when Castle Hills and Quailbluff II produced closings above $800K. Two homes in the top-subdivision list (Hillcrest at $560,000 and Quailbluff II at $556,400) sat for 209 and 131 days respectively before closing, suggesting that upper-end buyers in Logan are patient and willing to negotiate.
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
43 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 7 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
1 of 43 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. Rivergate 4 sold · $467K · 34d
- 2. Sugar Creek Townhomes 3 sold · $315K · 13d
- 3. Blackhawk 2 sold · $268K · 34d
- 4. Hillcrest Subd 1 sold · $560K · 209d
- 5. Quailbluff Ii Subdivision 1 sold · $556K · 131d
April 2026 by property type
How each housing type performed last month — 43 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 43 | 30 | +43.33% | 138 | 114 | +21.05% |
| Median Sale Price | $415,000 | $340,395 | +21.92% | $402,549 | $368,079 | +9.36% |
| Median DOM | 23 | 35 | -34.29% | 46 | 39 | +17.95% |
| Sale-to-List Ratio | 98.42% | 98.14% | +0.29% | 98.73% | 98.07% | +0.67% |
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.