Market analytics · July 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
July 2026 · Market Analysis
Logan sellers lose ground as summer closings slow and homes sit longer.
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Homes in Logan took a median 63 days to sell in July, up from 23 in June and the slowest pace since February's 61. That slowdown paired with just 28 closings — down from 60 in June and below the 39-sale monthly average of the past year — while active inventory kept climbing to 188, the highest mark of the past six months. This reads as a buyer's market forming in real time: more homes to choose from, sellers waiting longer, and a sale-to-list ratio that slipped to 97.99%.
Market pulse
Days on market told the whole story this summer: 13 in May, 23 in June, then 63 in July, with a quarter of homes now sitting past 150 days. Closings mirrored that swing, from 30 in May to 60 in June and back down to 28 in July. Active inventory kept climbing through the run — 168 in May, 159 in June, 188 in July — even as new listings eased to 61 from June's 56. Fourteen of July's 28 sales came after a price cut, the highest share of the summer, and the 400-700K band's median days on market stretched to 131 from June's 15.
Mortgage context
The 30-year rate sat at 6.79% on average in July and held flat at 6.75% over the past 30 days, so this slowdown isn't a rate shock — it's supply catching up with a smaller buyer pool. Rates have still climbed steadily from February's 6.19% average, and that six-month climb is part of what's cooling the pace of closings even with rates now steady.
Payment math
A $417,000 median home with 20% down runs $2,164 a month in principal and interest at today's 6.75% rate, unchanged from 30 days ago when the rate was also 6.75%, but that's $123 more than the $2,041 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
With median days on market back to 63 and a quarter of homes taking longer than 150 days, you have room to negotiate — 17 of July's 28 closings sold below asking. Look at Clear Creek and Bridgerland Meadows, where recent sales landed in the $305K-$320K range with longer sit times, and don't be afraid to open below list on anything past 90 days.
If you're selling
Fourteen of July's 28 closings involved a price cut along the way, so price correctly the first time rather than chasing the market down. If your home isn't priced to compete with the $435,800 median in the 400-700K band, expect a stay closer to the 131-day median that band posted this month, not the 21-day fast lane at the bottom of the market.
Outlook
Expect the slower pace to hold into late summer — inventory at 188 with only 61 new listings a month gives buyers more room to shop and more time to decide. If rates stay near 6.75% through Labor Day, sellers who haven't already cut price should expect to, especially outside the under-$400K band where days on market are still reasonable. Cache Valley's usual fall cooldown will likely compound this rather than reverse it.
Watch for
If new listings keep running below June's 56-61 pace while active inventory holds near 188, expect the sale-to-list ratio to keep drifting under 98% as sellers compete for a thinner buyer pool into fall.
"Logan's summer stall: more homes for sale, fewer buyers moving on them."
Common questions about Logan this month
Is Logan a buyer's or seller's market in July 2026? ▾
It's tilting toward buyers. Active inventory reached 188 homes, the highest of the past six months, while only 28 sold and the sale-to-list ratio slipped to 97.99%. Fourteen of those 28 sales involved a price cut, which tells you sellers are giving ground to get deals done.
Why did homes take so much longer to sell in Logan this July? ▾
Median days on market jumped to 63 from 23 in June, and the 400-700K price band alone stretched to a 131-day median compared to 15 days in June. Part of this is a smaller, pickier buyer pool: closings dropped to 28 from 60 in June, so the mix of what sold shifted toward homes that took longer to find a buyer.
How much has the 30-year mortgage rate affected Logan buyers this summer? ▾
The 30-year averaged 6.79% in July and has held flat at 6.75% over the past 30 days, so there's been no new rate shock. But rates have climbed from February's 6.19% low, adding $123 a month to the payment on a median $417,000 home, and that climb has been building pressure on buyer budgets since spring.
Which Logan neighborhoods are seeing the most activity right now? ▾
Clear Creek and Bridgerland Meadows each had two closings in July, with Clear Creek at a $319,900 median sale and Bridgerland Meadows at $304,500 — both in the more affordable under-$400K range where days on market are shorter than the market overall.
Should sellers in Logan expect to cut their price this fall? ▾
Possibly. Fourteen of July's 28 closings already involved a price cut, the highest share of the summer, and inventory is still climbing while new listings ease. Pricing close to recent comparable sales from the start is a better bet than testing the market high and cutting later.
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
28 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 63 · 25th percentile 21 · 75th percentile 150
Needed a price change
Sold listings that had a recorded price change before close
14 of 28 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. Clear Creek 2 sold · $320K
- 2. Bridgerland Meadows 2 sold · $305K · 118d
- 3. Canterbury Estates 1 sold · $855K
- 4. Quailbluff Heights 1 sold · $600K
- 5. Brittany Manor 1 sold · $500K
July 2026 by property type
How each housing type performed last month — 28 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 28 | 53 | -47.17% | 256 | 255 | +0.39% |
| Median Sale Price | $417,000 | $390,000 | +6.92% | $408,976 | $383,901 | +6.53% |
| Median DOM | 63 | 30 | +110.00% | 38 | 34 | +11.76% |
| Sale-to-List Ratio | 97.99% | 98.42% | -0.44% | 98.63% | 98.12% | +0.52% |
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.