Market analytics · July 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
July 2026 · Market Analysis
Midvale homes sell fast in July, but only 17 changed hands to prove it
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Homes that sold in Midvale this July went fast — a median 7 days on market, down from 19 in June and matching April's brisk pace. But the story underneath that speed is thin: only 17 homes closed, roughly half the 32-sale average of the prior 12 months, and well off last July's 37. This is a market where the properties that move, move quickly in the summer heat, but there simply weren't many of them.
Market pulse
Of the 17 homes that closed in July, the median sale price landed at $439,900, close to June's $444,285 but well under the $499,900 median list price — a $60,000 gap that signals the active shelf is priced ahead of what's actually closing. Active inventory climbed to 111 homes, up from 98 in June and 96 in May, while new listings dropped to 29 from June's 48. Sale-to-list ratio held near 98.5%, but sold-above-list count fell to just 3, down from 14 in May's much busier month — a sign that even fast sales aren't drawing multiple offers.
Mortgage context
The 30-year rate has climbed steadily since February's 6.19% low, reaching 6.79% as July's average and now sitting at 6.875% spot — up 0.25 percentage points in just the past 30 days. That kind of move tends to sideline exactly the kind of borrower Midvale's $400,000-$700,000 band depends on, which may help explain why closings thinned out even as the properties that did sell moved fast.
Payment math
A $440,000 median-priced Midvale home with 20% down now costs $2,312 a month in principal and interest at 6.875%, up $58 from $2,253 just 30 days ago when rates sat at 6.625%, and $159 above the $2,153 payment buyers locked in back in February's 6.19% low.
If you're buying
With only 17 closings and days on market down to 7, don't assume you have time to think — the homes that are moving in Cottages at Union Meadows and Union Meadows closed in 4 to 78 days at $429,900-$441,600. But eight of July's 17 sales came with a price cut first, so if a listing has been sitting since June, there's room to negotiate below the $499,900 median list price.
If you're selling
List close to recent closed prices, not the $499,900 median asking figure — July's homes actually sold at a median $439,900, a $60,000 gap that tells you the shelf is overpriced relative to what's closing. Homes priced right in the $400,000-$700,000 band are still moving in about 6 days, so price to last month's Union Meadows and Cottages at Union Meadows sales, not to your neighbor's list price.
Outlook
With inventory building to 111 while sales sit at half their typical pace and rates still climbing toward 6.875%, expect August and September to bring more price adjustments rather than a rebound in speed. Buyers who can still qualify at today's rates have more room to negotiate than they did in May's above-list frenzy; sellers waiting for last spring's pace back may be waiting past the fall slowdown.
Watch for
If sold counts stay near July's 17 through August while active listings hold near 111, months-of-supply keeps climbing well past June's 3.4 reading toward levels that finally start pressuring sellers on price.
"Midvale in July: fast when it sells, but barely selling"
Common questions about Midvale this month
Is Midvale a buyer's or seller's market in July 2026? ▾
It's leaning toward buyers. Active inventory rose to 111 homes while only 17 closed, pushing the months-of-supply reading well above June's 3.38. The list-to-sale gap — a $499,900 median asking price against a $439,900 median sale — shows sellers aren't getting full asking, even though the properties that do sell move in about a week.
Why did homes in Midvale sell so fast in July if the market is slowing? ▾
Median days on market dropped to 7, but that's measuring only the 17 homes that actually closed — about half the usual monthly volume. Well-priced homes in Cottages at Union Meadows and similar subdivisions are still moving quickly; it's the overall sales count, not speed, that's soft this month.
How much has the mortgage rate increase affected Midvale home affordability? ▾
The 30-year rate reached 6.875% in early August, up 0.25 percentage points in just 30 days, adding $58 a month to the payment on a median $440,000 home. Compared to February's 6.19% low, buyers today pay $159 more per month for the same house.
Should sellers in Midvale expect to get their asking price this summer? ▾
Not based on July's numbers — only 3 of 17 sales closed above list price, down sharply from 14 above-list sales in May. Sellers who price close to recent sales in Union Meadows or Cottages at Union Meadows, rather than at the $499,900 median list price, are more likely to close quickly.
Are price cuts common in Midvale right now? ▾
Yes — 8 of July's 17 closings had a price reduction before selling, a meaningful share given the small sample. That points to sellers testing higher asking prices first and adjusting once buyer interest doesn't materialize at current rates.
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
17 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 7 · 25th percentile 5 · 75th percentile 47
Needed a price change
Sold listings that had a recorded price change before close
8 of 17 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 3 sold · $430K · 4d
- 2. Union Meadows 2 sold · $442K · 78d
- 3. Sandy Woods Cove 1 sold · $620K · 5d
- 4. Twin Peaks Circle 1 sold · $600K
- 5. Copper View Heights Sub #1 1 sold · $588K
July 2026 by property type
How each housing type performed last month — 13 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 37 | -54.05% | 238 | 206 | +15.53% |
| Median Sale Price | $439,900 | $438,300 | +0.37% | $453,204 | $463,822 | -2.29% |
| Median DOM | 7 | 34 | -79.41% | 22 | 24 | -8.33% |
| Sale-to-List Ratio | 98.52% | 98.85% | -0.33% | 99.18% | 98.92% | +0.26% |
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.