Market analytics · August 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
August 2026 · Market Analysis
Logan closings snapped back in August as days on market fell from 63 to 24.
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After July's sluggish 63-day median, homes that sold in August moved in a median 24 days — a sharp recovery that signals the right-priced listings found buyers quickly. Closings climbed to 39, up from July's 28 and slightly above the prior 12-month average of 37. The catch: active inventory reached 186 homes, up from 171 in July, so the speed story belongs to a selective slice of the market — not the shelf as a whole.
Market pulse
The days-on-market arc over the past six months tells the real story: 35 days in March, 23 in April, 13 in May, back to 23 in June, then a spike to 63 in July before settling to 24 in August. That volatility reflects a market where the mix of what's selling — not a broad shift in demand — drives the median. Under-$400K homes closed in a median 10 days in August, while the $400K–$700K band took 73 days, meaning the two segments are essentially running at different speeds. The sale-to-list ratio recovered to 98.8% from July's 97.99%, and 16 of the 39 closings involved a prior price reduction — a share worth watching as inventory continues to build. Clear Creek was August's most active subdivision with 5 closings at a median $336,900, while Mountainside Estates posted one sale at $714,990, illustrating how wide the price range runs across Logan's neighborhoods.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, reaching 6.77% in August and ticking up another notch to 6.875% at the time of this writing — 0.125 percentage points above where it stood 30 days ago. That seven-month climb has added real weight to monthly payments on Cache Valley homes, and at current rates the math is noticeably harder than it was at the start of the year. USU-area buyers who were pre-approved in the spring may find their purchasing power has narrowed by late summer.
Payment math
At $379,000 — August's median sale price — financing with 20% down at today's 6.875% produces a monthly principal-and-interest payment of $1,992, which is $25 more than 30 days ago when the rate sat at 6.75%, and $147 above the February low when rates averaged 6.14% and that same loan would have run $1,845 a month.
If you're buying
The $400K–$700K band is where patience pays off right now — those homes sat a median 73 days in August, and sellers in that range are the ones most likely to negotiate. Target listings past 60 days on market in subdivisions like Mountainside Estates or Rivergate, where recent comparable sales give you a clear anchor below the asking price. The gap between the median list price ($438,900) and the median sale price ($379,000) is wide enough that buyers shouldn't treat active asking prices as a reliable ceiling — what's closing is running well below what's listed.
If you're selling
Price to what's actually closing, not to the active shelf — the $59,900 spread between median list and median sale in August is a warning that overpriced homes are sitting while correctly priced ones move in under a month. If your home falls in the $400K–$700K range, expect longer days on market and plan accordingly; the under-$400K segment is clearing in 10 days, so condition and price discipline matter most in the mid-range. Sellers near the USU corridor who can close before the fall semester fully ramps up may catch the last wave of summer buyer urgency.
Outlook
With 186 active listings and only 39 closings in August, it would take roughly 4.8 months to sell through the current inventory at this pace — a balanced-to-buyer-leaning reading that is likely to tilt further toward buyers as fall arrives and Cache Valley's seasonal slowdown sets in. Rates hovering near 6.875% will continue to compress what buyers can afford, keeping the under-$400K segment competitive while the mid-range accumulates more days on market. Sellers who don't move by mid-September will likely be competing against a fresh wave of price reductions as the market transitions into its quieter October–November pattern.
Watch for
At the current pace of new listings running 57–61 per month against closings in the high 30s, active inventory could cross 210 homes by October — at which point the sale-to-list ratio likely drifts toward the low 97% range and negotiating room for buyers widens further.
"July's stall reversed — Logan buyers returned and moved fast, even as the shelf kept filling."
Common questions about Logan this month
Is Logan a buyer's or seller's market in August 2026? ▾
It's leaning toward buyers, particularly in the $400K–$700K range where homes sat a median 73 days in August. Active inventory at 186 homes gives buyers real options, and the gap between asking prices and what's actually closing is wide. The under-$400K segment is still competitive, clearing in about 10 days, so the answer depends heavily on your price range.
Why is the median sale price lower than the median list price by so much? ▾
The median list price in August was $438,900, while the median sale price was $379,000 — a $59,900 gap. This reflects an active shelf that's priced above where buyers are willing to close, not a collapse in values. Homes that are priced correctly are selling near or above list; homes that aren't are sitting and pulling the sold median down. Buyers should anchor to recent comparable sales, not active asking prices.
How does Logan's August 2026 market compare to a year ago? ▾
Closings were slightly higher — 39 this August versus 35 in August 2025 — and the median sale price rose from $375,000 to $379,000, a modest 1.1% gain. Active inventory grew from 125 to 186, giving buyers considerably more to choose from than a year ago. Days on market improved from 30 to 24, though that's partly a function of which price bands closed.
Are price reductions common in Logan right now? ▾
In August, 16 of the 39 closings involved a prior price reduction — that's 41% of the month's sales. That figure is meaningful context for buyers: a significant share of what's closing started at a higher price before sellers adjusted. It also suggests that sellers who price aggressively from day one are the ones sitting longest.
What neighborhoods are most active in Logan this month? ▾
Clear Creek led August with 5 closings at a median $336,900 — it's been one of the more consistently active subdivisions over the summer. Castle Hills posted one sale at $817,500 and Mountainside Estates closed at $714,990, representing the upper end of the market. Woodmore Pointe Subdivision had 2 closings at a median $287,500, showing that entry-level options are still moving when priced right.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
39 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 24 · 25th percentile 5 · 75th percentile 79
Needed a price change
Sold listings that had a recorded price change before close
16 of 39 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 5 sold · $337K · 55d
- 2. Woodmore Pointe Subdivision 2 sold · $288K
- 3. Castle Hills 1 sold · $818K · 43d
- 4. City Svy Also The West 1 sold · $790K · 22d
- 5. Mountainside Estates 1 sold · $715K · 49d
August 2026 by property type
How each housing type performed last month — 36 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 39 | 35 | +11.43% | 295 | 290 | +1.72% |
| Median Sale Price | $379,000 | $375,000 | +1.07% | $405,013 | $382,827 | +5.80% |
| Median DOM | 24 | 30 | -20.00% | 36 | 34 | +5.88% |
| Sale-to-List Ratio | 98.80% | 98.92% | -0.12% | 98.66% | 98.22% | +0.45% |
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.