Market analytics · May 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
May 2026 · Market Analysis
Logan homes are closing in 12 days, but rising inventory hands buyers more room to negotiate.
The defining shift in Logan's May 2026 market is how quickly the homes that do sell are moving: median days on market fell to just 12 in May, down from 23 in April and 35 in March, meaning the properties that attract offers are going under contract almost immediately. That speed, however, coexists with a supply picture that has changed materially — active inventory reached 197 homes in May, up from 148 in April and 117 a year ago in May 2025. Closings came in at 30, compared with 44 in May 2025, so Logan is simultaneously seeing its fastest-moving accepted offers and its lightest year-over-year closing volume in the spring window.
Market pulse
Median DOM in Logan traced a dramatic arc over the past six months: 77 days in December, 76 in January, easing to 61 in February, then compressing sharply to 35 in March, 23 in April, and now 12 in May — the fastest pace of the entire sequence. At the same time, active inventory has grown steadily from 103 homes in December to 117 in February, 135 in March, 148 in April, and 197 in May, with 77 new listings added in May alone. The sale-to-list ratio ticked up to 99.15% in May from 98.42% in April, suggesting that the homes closing quickly are doing so near asking price, while the 16 closings below list price indicate that slower-moving listings are still conceding ground. Absorption moved to 6.57 months in May, up from 3.44 in April, reflecting the gap between a growing active count and a lighter-than-usual closing volume.
Mortgage context
The 30-year fixed rate has climbed to 6.625% — up 0.25 percentage points from 6.375% thirty days ago — and has risen 0.43 pp from February's monthly average of 6.19%, which was the low point of the past several months. For Cache Valley buyers financing at today's rate, that February-to-now climb translates to a meaningful increase in monthly carrying costs, and the upward trajectory since February likely explains some of the softening in closed volume relative to last spring. FHA financing at 6.00% and VA at 6.125% remain meaningfully below the conventional rate, making those programs worth exploring for qualifying Logan buyers.
Payment math
On a median-priced home today, P&I lands at $2,008/mo at 6.625% — $52/mo more than 30 days ago at 6.375%, and $89/mo above the February low when rates averaged 6.19% and P&I would have been $1,919.
If you're buying
Target listings that have been active for more than 30 days — with 197 homes on the market and only 30 closings in May, a meaningful share of Logan's inventory is sitting, and sellers on those properties have shown a willingness to negotiate below list. In the under-$400K band, where 17 of May's 30 closings landed, communities like Blackhawk and Country Manor are producing transactions in the 8–22 day range, so move quickly on well-priced entries in that segment. If you're considering the $400K–$700K range, the median DOM there was just 10 days in May, meaning correctly priced homes in neighborhoods like Mountainside Estates and Rivergate are not waiting around — have financing confirmed before you tour.
If you're selling
The 12-day median DOM is encouraging, but it reflects only the homes that found buyers — the growing gap between 77 new listings and 30 closings means overpriced homes are not getting absorbed. Price at or just below recent comparable sales rather than anchoring to last spring's figures; the 5 price-change events in May (up from 1 in April) signal that sellers who started high are having to adjust. Homes in the Quailbluff Heights and Orchard Heights corridors that are well-conditioned and priced to current comps are still closing near list, but presentation and initial pricing discipline matter more now than at any point in the past year.
Outlook
Over the next 60–90 days, Logan's inventory is likely to remain elevated as the spring listing season continues and USU's summer calendar brings some transitional supply from faculty and staff relocations. If the 30-year rate holds near 6.625% or moves higher, the buyer pool drawing from Cache Valley's workforce — including commuters along US-89 toward the Wasatch Front — will remain rate-sensitive, and absorption is unlikely to tighten quickly. Sellers who price to May's actual closing data rather than the faster-moving April comps will be better positioned; buyers who can tolerate today's rate environment will find more negotiating room than Logan has offered in the past two years.
Watch for
If the 30-year rate crosses 7.00%, expect Logan's months-of-supply to climb well past 7 as the buyer pool — already thinner than a year ago — contracts further and the growing active inventory finds fewer takers.
"Fastest closings of the spring, yet Logan's supply is outrunning its buyer pool — a split market worth watching."
Common questions about Logan this month
Is Logan a buyer's or seller's market in May 2026? ▾
The data points in two directions at once. Homes that are priced correctly are closing in a median of 12 days at 99.15% of list price — seller-friendly conditions. But with 197 active listings and only 30 closings in May, absorption has moved to 6.57 months, which is solidly in buyer's-market territory. Buyers have leverage on listings that have been sitting; sellers of well-priced, move-in-ready homes still hold the upper hand.
Why did Logan closings drop compared to last May? ▾
May 2025 produced 44 closings; May 2026 came in at 30, a drop of 32%. The most likely factor is the rate environment: the 30-year fixed averaged 6.55% in May 2026 and has climbed 0.43 percentage points from February's low of 6.19%, raising monthly P&I on a median-priced Logan home to $2,008. That added carrying cost has pushed some buyers to the sidelines, particularly in the under-$400K segment where affordability is most stretched.
What price range is moving fastest in Logan right now? ▾
The $400K–$700K band posted a median DOM of just 10 days in May, with 12 closings at a median sale price of $515,000. The under-$400K segment was close behind at 13 days median DOM with 17 closings. Neighborhoods like Mountainside Estates (median sale $637,490, 15-day DOM) and Country Manor (median sale $348,500, 8-day DOM) illustrate that well-priced homes across both bands are moving quickly when they hit the market.
How does Logan's inventory compare to a year ago? ▾
Active inventory in Logan reached 197 homes in May 2026, up from 117 in May 2025 — a 68% increase year over year. New listings also grew substantially, with 77 added in May 2026 versus 43 in May 2025. This supply growth, combined with fewer closings, is why absorption has moved from 2.66 months a year ago to 6.57 months today.
Should I wait for rates to drop before buying in Logan? ▾
Rates have moved from a February average of 6.19% to today's 6.625%, adding $89/mo in P&I on a median-priced Logan home compared to that low point. Whether rates fall meaningfully in the next 60–90 days is uncertain, but Logan's growing inventory means buyers who act now have more negotiating room than they did a year ago — particularly on listings past 30 days on market. Buyers priced out of Logan's upper bands might also look at comparable Cache Valley communities or consider whether Smithfield or North Logan offer similar value at lower price points.
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
29 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 13 · 25th percentile 3 · 75th percentile 23
Needed a price change
Sold listings that had a recorded price change before close
5 of 29 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 2 sold · $637K · 15d
- 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 — 28 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 29 | 44 | -34.09% | 167 | 158 | +5.70% |
| Median Sale Price | $395,000 | $380,000 | +3.95% | $401,238 | $371,399 | +8.03% |
| Median DOM | 13 | 26 | -50.00% | 40 | 36 | +11.11% |
| Sale-to-List Ratio | 99.22% | 98.58% | +0.65% | 98.82% | 98.22% | +0.61% |
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.