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
September 2026 · Market Analysis
Latest published analysis. October 2026 commentary publishes on Nov 5.
Nibley buyers get time to think as homes linger 56 days on market
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Nibley's housing market slowed in September, and the median home price came in at $489,990. The median home sold after 56 days on market, up from 8 days in August. Nobody paid over asking this month. Five of the 10 closings were at list and five were below, and the sale-to-list ratio slipped to 98.4% from 99.6%. With 66 homes for sale against 10 closings, this leans toward buyers.
Market pulse
Active listings grew from 47 in July to 66 in September. Over the same stretch, new listings were 18 in September, down from 30 in August, so the build is slowing. Nibley Coach led September with three closings at a median $494,990 and 71 days on market. Ridgeline Park, the entry-level story all spring, had two closings at $319,900.
Mortgage context
Six of September's 10 closings landed in the $400,000 to $700,000 range at a median $542,495, and that is the group most exposed to a 7.5% rate. Entry-level buyers under $400,000 closed four homes at a median $319,900, where the payment is far smaller. Rates have risen 0.375 percentage points in the past 30 days.
Payment math
Financing Nibley's $490,000 median home with 20% down costs $2,741 a month in principal and interest at 7.5%, which is $100 more than the $2,641 payment at 7.125% thirty days ago, and $284 above the April low of $2,457 when rates averaged 6.42%.
If you're buying
Look at homes that have sat past 55 days, because five of September's 10 closings took a price cut first and none sold above list. Nibley Coach is the place to test this: three homes closed there near $495,000 after a median 71 days. Ask for a price reduction or seller-paid rate help before you ask for repairs.
If you're selling
Buyers paid about 98.4% of list in September, so a price set 2% above what similar homes sold for will probably sit. Roughly half of closings needed a cut, and the median list price of $496,250 is slightly above the $489,990 median sale price. Price to recent Nibley Coach and Nibley Meadows sales and plan on a longer wait than August's 8 days.
Outlook
October through December normally brings fewer showings in Cache Valley, and with 66 homes already listed, days on market will likely stay long. Sellers who list now are competing with the current supply before winter. Rates at 7.5% add to the caution.
Watch for
If new listings stay near September's 18 a month while closings hold at 10, inventory would stay above 6 months of supply into winter, and sale-to-list could drift toward 97%.
"Nibley's fast summer ended with a slow, well-stocked September"
Common questions about Nibley this month
What is the median home price in Nibley? ▾
The median sale price in Nibley was $489,990 in September 2026, up 1% from August's $484,990. The average sale price was $453,949, lower than the median because four closings under $400,000 had a median of $319,900, which pulled the average down. The median list price was $496,250.
Is Nibley a buyer's or seller's market? ▾
Nibley leaned toward buyers in September 2026. There were 66 homes for sale, about 6.5 months of supply at the current pace, and none of the 10 closings went above list. The sale-to-list ratio fell to 98.4%.
How much is my Nibley home worth? ▾
Nibley homes sold for a median $489,990 in September, at about 98.4% of list price. Homes took a median 56 days to sell. Your own home's value depends on recent comparable sales in your subdivision, so compare it to closings nearby rather than citywide numbers.
How long does it take to sell a home in Nibley? ▾
In September 2026, the median Nibley home took 56 days on market, up from 8 days in August. A quarter of homes sold within 54 days and three-quarters within 88 days. Nibley Coach homes took a median 71 days.
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
October 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
7 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 18 · 25th percentile 12 · 75th percentile 48
Needed a price change
Sold listings that had a recorded price change before close
1 of 7 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. Sunrise Meadows 2 sold · 7d
- 2. Nibley Farms 1 sold · 35d
- 3. Foxborrough 1 sold · 18d
- 4. Ridgeline Park 1 sold · 89d
- 5. Shadow Crest 1 sold · 16d
- 6. Firefly Estates 1 sold · 60d
October 2026 by property type
How each housing type performed last month — 6 closings total across subtypes.
Summary Statistics
| Metric | Oct-26 | Oct-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 7 | 9 | -22.22% | 127 | 103 | +23.30% |
| Median Sale Price | $499,900 | $425,000 | +17.62% | $438,419 | $432,359 | +1.40% |
| Median DOM | 18 | 102 | -82.35% | 30 | 57 | -47.37% |
| Sale-to-List Ratio | 99.38% | 100.16% | -0.78% | 99.16% | 99.55% | -0.39% |
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.