Market analytics · August 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
August 2026 · Market Analysis
Midvale sellers lose ground as August closings slow to a crawl
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Homes that closed in Midvale this August took a median 49 days to sell, up from 7 in July and the slowest pace of the past six months. Only 11 homes closed all month — of the ones that did, roughly half needed over 98 days just to get an offer. That combination of fewer sales and slower ones marks a real shift from the 7-day, 17-sale July that preceded it.
Market pulse
Active listings jumped to 129 in August, up from 88 in July and 82 in June, even as new listings held steady at 54. With only 11 sales against that growing shelf, the math behind the market has flipped — at this pace it would take nearly a year to sell everything currently listed, a sharp change from May's under-two-month pace. Sale-to-list dropped to 93.72%, the softest reading of the past six months and down from 98.52% in July, while only 1 of the 11 August closings sold above asking. Cottages at Union Meadows, the subdivision that's anchored volume all year, managed just 2 closings in August, a fraction of its typical 8-10.
Mortgage context
The 30-year averaged 6.77% in August, capping a climb from February's 6.16% low, and has since pushed to 6.875% today — up 0.125 percentage points in the past 30 days. That steady move upward is squeezing exactly the kind of buyer who was chasing Midvale's sub-$400,000 homes, a group that already waited a median 95 days to close in August.
Payment math
A median-priced Midvale home now runs $415,000, and financing it with 20% down at today's 6.875% rate puts the monthly principal and interest at $2,180 — $28 more than the $2,153 buyers paid just 30 days ago at 6.75%, and $156 above the $2,024 payment from February, when rates averaged 6.16%.
If you're buying
With sale-to-list at 93.72% and eight of eleven August closings selling below asking, buyers have real room to negotiate — especially on homes in the under-$400,000 band, where median days on market hit 95. Don't anchor to the $499,900 median list price; recent closings landed at $414,900, an $85,000 gap that shows what's actually clearing the market.
If you're selling
Sellers need to price to August's reality, not July's speed — homes are sitting into triple digits again, and only 3 of 11 closings hit or beat asking. If your home isn't moving in the first two to three weeks, a price cut now beats waiting, since 6 of August's 11 sales had already taken one.
Outlook
Expect inventory to keep climbing into early fall as the 129 active listings work against a thin buyer pool, especially with rates near 6.875% and still drifting up. Warm late-summer weather in Salt Lake County typically keeps some shopping activity going, but unless closings pick back up from August's 11, sale-to-list ratios likely stay below the 98%-plus levels seen earlier this year.
Watch for
If active listings keep growing past 129 while closings stay near August's pace, months-of-supply likely climbs well past the 5-6 range Midvale saw in July, pushing sale-to-list further below 93%.
"Midvale's August stall: fewer sales, longer waits, softer prices"
Common questions about Midvale this month
Is Midvale a buyer's or seller's market in August 2026? ▾
It's tilted toward buyers right now. Sale-to-list dropped to 93.72%, only 1 of 11 closings sold above asking, and active listings reached 129 against just 11 sales — all signs that sellers have lost pricing power this month.
Why did homes take so much longer to sell in Midvale this August? ▾
Median days on market jumped to 49, up sharply from 7 in July, while active inventory grew to 129 listings from 88. With only 11 homes closing, there's simply more competition for buyer attention, which stretches out timelines.
How much has the mortgage rate increase affected Midvale buyers? ▾
The 30-year sits at 6.875% today, up 0.125 percentage points in the past 30 days and 0.71 points above February's 6.16% low. On the $415,000 median home, that pushes the monthly payment to $2,180 — $156 more than it would have been back in February.
Should sellers cut their price if their Midvale home isn't selling? ▾
Given that 6 of August's 11 closings had already taken a price cut before selling, and the median list price of $499,900 sits well above the $414,900 median sale price, waiting rarely helps. A cut in the first few weeks tends to align better with what's actually closing.
Are any Midvale neighborhoods still selling well despite the slowdown? ▾
Cottages at Union Meadows, which carried 8-10 sales a month for most of the year, only managed 2 closings in August — even the market's most reliable subdivision cooled off this month.
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
12 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 61 · 25th percentile 2 · 75th percentile 95
Needed a price change
Sold listings that had a recorded price change before close
6 of 12 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 2 sold · $416K
- 2. Palais 550 1 sold · $625K · 61d
- 3. Lundon Street 1 sold · $599K · 2d
- 4. Lincoln Sub 1 sold · $529K
- 5. Wasatch Grant 1 sold · $494K · 106d
August 2026 by property type
How each housing type performed last month — 12 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 12 | 22 | -45.45% | 251 | 228 | +10.09% |
| Median Sale Price | $416,200 | $485,000 | -14.19% | $451,504 | $465,865 | -3.08% |
| Median DOM | 61 | 24 | +154.17% | 25 | 24 | +4.17% |
| Sale-to-List Ratio | 94.18% | 98.68% | -4.56% | 98.94% | 98.90% | +0.04% |
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.