Market analytics
Nibley, 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
June 2026 · Market Analysis
Latest published analysis. August 2026 commentary publishes on Sep 5.
Nibley's June pace reset: closings rebounded but homes took four times longer to sell than in May.
Get this report emailed every month
✓ You're in — see you next month.
The speed story that defined Nibley's May — a 9-day median close time — reversed sharply in June. The median days on market climbed to 36, four times May's 9-day pace, even as the number of closings rose from 12 to 19. That combination tells you something important: the quick-close inventory that drove May's velocity has largely been absorbed, and what's selling now is sitting longer before finding a buyer. Compared to June 2025, closings are up (19 vs. 12) but the median sale price has pulled back from $518,750 to $489,000, a reflection of a mix shift toward more mid-range homes rather than the upper-end sales that dominated last June.
Market pulse
Active inventory held nearly flat at 53 homes in June, just above May's 52, after climbing steadily from 30 in both January and February through 45 in March and 44 in April. New listings came in at 24, slightly below May's 26 and April's 28, suggesting the spring listing wave is tapering. The sale-to-list ratio ticked up to 99.46% — the strongest reading since March's 100.45% — but 10 of 19 closings came in below list price, meaning the headline ratio is being pulled up by a handful of competitive sales while the majority of deals still involve some give. Ridgeline Park led June with 6 closings at a median of $389,900 and a 36-day median time on market, consistent with the broader pace reset.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.66% in June and now sitting at 6.875% — up 0.125 percentage points over the past 30 days. For buyers financing in Nibley's price range, that trajectory matters: each step up narrows the pool of households who can comfortably qualify at current prices. Cache Valley buyers who were stretching to reach the $480,000–$500,000 range earlier this year are feeling that squeeze more acutely now.
Payment math
At $489,000 — June's median sale price — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,570 at today's 6.875% rate, which is $33 more than 30 days ago at 6.75% and $189 above the February low when rates averaged 6.14% and that same loan would have run $2,381 a month.
If you're buying
Target homes that have been sitting 45 days or more — Nibley Coach and Nibley Farms both had June closings with median days on market above 55, and those sellers are the ones most likely to negotiate. The active list price median of $479,990 sits below the June median sale price of $489,000, which means some of what's closing is actually priced competitively; anchor your offers to what similar homes actually sold for, not what's currently listed.
If you're selling
June's 36-day median is a reset from May's unusually fast pace — don't price as if every buyer is in a hurry. Homes in the $400,000–$700,000 band are moving (14 of 19 June closings landed there) but at a 28-day median, so condition and pricing precision matter more than they did in the spring. If your home isn't differentiated by lot size, finish level, or location relative to the Logan commute corridor, price it at or just under recent comparable sales rather than testing the ceiling.
Outlook
With the 30-year rate now at 6.875% and the six-month trend pointing higher, the pool of buyers who can stretch into Nibley's $480,000–$500,000 core price range will stay under pressure through late summer. Inventory at 53 active homes is more than double where it stood in June 2025 (21 homes), giving buyers real options — but that supply cushion also means sellers can't count on urgency to close gaps in price expectations. Expect days on market to stay in the 30–45 day range through August as the Cache Valley market settles into a more measured summer cadence.
Watch for
At the current pace of new listings running 24–26 per month against 19 closings, active inventory likely crosses 60 homes by August — and if it does, the sale-to-list ratio probably drifts toward the mid-98% range as sellers face more direct competition from one another.
"More closings, slower pace — Nibley's June split tells the real story of a Cache Valley summer market."
Common questions about Nibley this month
Is Nibley a buyer's or seller's market in June 2026? ▾
It's closer to balanced, leaning slightly toward buyers. Active inventory at 53 homes gives buyers real choices — more than double what was available in June 2025. But the 99.46% sale-to-list ratio and 19 closings show that well-priced homes are still moving, so sellers who price accurately aren't struggling.
Why did the median sale price jump so much from May to June in Nibley? ▾
May's $339,500 median was pulled down by a heavy concentration of under-$400,000 closings, particularly in Ridgeline Park. June's $489,000 median reflects a shift toward the $400,000–$700,000 band, which accounted for 14 of 19 closings, plus two sales above $700,000 including a Heritage Crossing home at $747,000. The mix of what sold changed more than the underlying price level.
How long are homes sitting on the market in Nibley right now? ▾
The June median was 36 days — a significant jump from May's 9-day pace, though consistent with March's 36-day reading. A quarter of homes closed in 5 days or fewer, while a quarter took longer than 55 days. Nibley Coach and Nibley Farms both saw closings with median days on market above 55, so there's a real spread depending on price point and condition.
How are rising mortgage rates affecting Nibley buyers? ▾
Rates have climbed from a February average of 6.14% to today's 6.875%, adding $189 per month to the principal-and-interest payment on a median-priced home compared to that February low. For buyers targeting the $480,000–$500,000 range — where most of June's activity landed — that's a meaningful affordability shift, and it's part of why the pace of closings hasn't kept up with the growth in available inventory.
Which neighborhoods are most active in Nibley in summer 2026? ▾
Ridgeline Park led June with 6 closings at a median sale price of $389,900, making it the most active subdivision for the fourth consecutive month. Nibley Gardens, Nibley Farms, and Nibley Coach each had 2 closings, with Nibley Gardens moving fastest at a 5-day median. Buyers looking for move-up options in the $490,000–$510,000 range will find the most recent comparable sales in those three communities.
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
11 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 8 · 25th percentile 6 · 75th percentile 86
Needed a price change
Sold listings that had a recorded price change before close
4 of 11 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. Ridgeline Park 4 sold · $467K · 66d
- 2. Nibley Coach 3 sold · $501K · 86d
- 3. Firefly Estates Phase 1 2 sold · $330K · 3d
- 4. Nibley Meadows 1 sold · $530K · 6d
August 2026 by property type
How each housing type performed last month — 11 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 11 | 4 | +175.00% | 101 | 91 | +10.99% |
| Median Sale Price | $484,990 | $487,700 | -0.56% | $424,070 | $435,519 | -2.63% |
| Median DOM | 8 | 8 | 0.00% | 27 | 53 | -49.06% |
| Sale-to-List Ratio | 99.58% | 98.56% | +1.03% | 99.38% | 99.44% | -0.06% |
Past months
Browse historical Nibley reports — each month's snapshot stays at its own permanent URL.
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.