Market analytics · May 2026 archive
Midvale, 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
Midvale's spring pace resets: days on market rebounds to 27 as buyers grow more selective
Get this report emailed every month
✓ You're in — see you next month.
After April's remarkable 7-day median days on market, Midvale's May 2026 market recalibrated: the median time to close moved back to 27 days, a level more consistent with the 27–32 day range seen from February through March. That reset didn't dampen volume — 46 closings matched April's count exactly and ran 70% ahead of May 2025's 27 closings — but it does signal that buyers are taking a breath rather than racing to contract. The sale-to-list ratio climbed to 99.82%, the strongest reading since at least last summer, suggesting that even with longer decision timelines, well-priced Midvale homes are still landing very close to asking.
Market pulse
Median days on market in Midvale traced a wide arc over the past six months: 23 days in December, rising to 30 in January and 32 in February, tightening to 27 in March, then compressing sharply to 7 in April before returning to 27 in May. The $400K–$700K band — which accounted for 41 of May's 46 closings — carried a median days on market of 22, while the single closing above $700K sat on the market 105 days before selling. Active inventory reached 134 homes in May, up from 130 in April and 119 in March, continuing a gradual build that has added roughly 20 homes to the pool since February. The number of closings above list price rose to 14 in May from 9 in April, even as the overall pace slowed — a split that points to strong demand for move-in-ready, correctly priced homes while overpriced or condition-challenged listings wait longer.
Mortgage context
The 30-year fixed rate reached 6.75% as of mid-June, up 0.25 percentage points from 6.5% thirty days ago, and has climbed 0.56 percentage points from February's monthly average of 6.19% — the low point of the past seven months. That trajectory matters in Midvale, where the median sale price sits just above $460,000: each rate step up meaningfully narrows the pool of buyers who can qualify without stretching. FHA and VA options at 6.25% remain a relevant alternative for buyers in the $300K–$400K range, where 4 homes closed in May.
Payment math
On a median-priced home here — about $462,000 with 20% down — the monthly principal-and-interest payment lands at $2,400 at 6.75% — $61 more than 30 days ago at 6.5%, and $137 above the February low when rates averaged 6.19% and the payment would have been $2,263.
If you're buying
Target homes that have been listed more than 45 days — Jordan Bluffs and Cottages at Union Meadows both showed listings sitting 35–103 days in May, and the sale-to-list ratio on that slower inventory tends to leave more room than the market-wide 99.82% average suggests. In the $400K–$700K range, where 41 of 46 May closings occurred, the median sale price was $477,500 — buyers who can move quickly on well-priced Trailside Reserve or Gables homes are still competing, but the return to a 27-day median means you're less likely to face a same-weekend deadline than you were in April.
If you're selling
Price within 1–2% of what similar homes sold for in April and May — the 99.82% sale-to-list ratio means buyers are not discounting, but the 8 price-cut closings in May (out of 46) show that homes that started too high eventually had to adjust. If your home is in the Cottages at Union Meadows corridor, note that 10 closings there in May had a median sale price of $431,900 and a median days on market of 35 — pricing at or just below that level, with strong photos and clean condition, is what's moving inventory. Sellers in the Trailside Reserve area have more pricing power: 2 closings there in May averaged just 3 days on market at a $650,000 median.
Outlook
Over the next 60–90 days, Midvale's market is likely to stay active but measured. Inventory has been building gradually since February and new listings have held above 54 per month since March, which should keep buyers from feeling squeezed — but rising rates, now at 6.75% and trending up, will continue to thin the pool of qualified buyers at the $450K–$500K price point. Seasonal patterns suggest closings volume typically holds through June before softening in late summer, so sellers who list in June still have a reasonable window. Buyers priced out of Midvale's $460K median may increasingly look toward nearby Taylorsville or West Jordan, where price points run somewhat lower along the I-215 corridor.
Watch for
If the 30-year fixed rate crosses 7%, expect the under-$400K segment — already down to just 4 closings in May — to stall further, and the overall days-on-market median to drift back toward the 32–36 day range seen in winter.
"April's 7-day sprint gave way to a more measured May — but sellers still closed at nearly full asking price."
Common questions about Midvale this month
Is Midvale a buyer's or seller's market in May 2026? ▾
It's still tilted toward sellers, but less dramatically than April. The sale-to-list ratio of 99.82% and 14 above-list closings show strong demand for well-priced homes, but the return to a 27-day median days on market — up from April's 7 — means buyers have slightly more time to evaluate. Homes that are overpriced or need work are sitting 45–100+ days, which is where buyer leverage exists.
How does Midvale's May 2026 market compare to a year ago? ▾
Significantly more active. May 2026 produced 46 closings versus 27 in May 2025, and the median sale price moved from $448,000 to $462,450. Active inventory also grew from 69 homes a year ago to 134 in May 2026, giving buyers more to choose from — though the sale-to-list ratio improved from 98.88% to 99.82%, meaning sellers are actually capturing more of their asking price despite the larger supply.
Which Midvale neighborhoods are selling fastest right now? ▾
Trailside Reserve stood out in May with just 3 median days on market and a $650,000 median sale price across 2 closings. The Gables community also moved at 41 days with a $422,000 median. By contrast, Jordan Bluffs saw a 103-day median in May, and Cottages at Union Meadows averaged 35 days — so speed varies considerably by neighborhood and price point.
What does the monthly payment look like on a typical Midvale home right now? ▾
On a median-priced home at about $462,000 with 20% down, the monthly principal-and-interest payment runs $2,400 at today's 6.75% rate. That's $61 more per month than 30 days ago and $137 more than it would have been in February when rates averaged 6.19%. For buyers stretching to qualify, FHA financing at 6.25% can reduce that payment somewhat.
Are price reductions common in Midvale right now? ▾
Eight of the 46 May closings involved a price reduction before the sale went through — that's about 17% of closings. This figure is only reliably tracked from May 2026 onward, so it's a new data point rather than a trend comparison. It does suggest that homes that started above market value eventually had to adjust, while correctly priced homes — particularly in the $400K–$500K range — closed near or above asking without cuts.
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
47 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 26 · 25th percentile 4 · 75th percentile 49
Needed a price change
Sold listings that had a recorded price change before close
9 of 47 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. Cottages At Union Meadows 10 sold · $432K · 35d
- 2. Cottages 3 sold · $600K · 55d
- 3. Gables 3 sold · $422K · 41d
- 4. Jordan Bluffs 3 sold · $400K · 103d
- 5. Trailside Reserve 2 sold · $650K · 3d
May 2026 by property type
How each housing type performed last month — 47 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 47 | 27 | +74.07% | 192 | 142 | +35.21% |
| Median Sale Price | $474,900 | $448,000 | +6.00% | $455,729 | $469,211 | -2.87% |
| Median DOM | 26 | 29 | -10.34% | 23 | 23 | 0.00% |
| Sale-to-List Ratio | 99.70% | 98.88% | +0.83% | 99.39% | 98.84% | +0.56% |
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.