Market analytics · April 2026 archive
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
April 2026 · Market Analysis
Nibley closings more than doubled in April as Ridgeline Park and Firefly Estates lead the spring push.
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Nibley recorded 21 closed sales in April 2026, more than doubling March's 9 closings and more than doubling the year-ago April's 8 — the strongest April closing count in at least two years of comparable data. Active inventory reached 67 homes, up from 64 in March and 46 in February, while 27 new listings entered the market. The median sale price of $370,500 reflects a mix shift toward the under-$400K band, where 11 of the 21 closings landed, rather than a broad softening of home values across Nibley.
Market pulse
Nibley's closing pace has been uneven over the past six months: 7 sales in November 2025, 4 in December, 6 in January 2026, then a sharp acceleration to 13 in February, a pullback to 9 in March, and now 21 in April — the most active month in the trailing six-month window. Median days on market compressed from 68 days in January to 22 in February, widened to 36 in March, and settled at 28 in April, suggesting homes are moving at a reasonable pace once priced correctly. The sale-to-list ratio held at 99.22% in April, down slightly from March's 100.45% but still indicating that most sellers are getting close to asking price. Absorption tightened to 3.19 months in April from 7.11 in March, driven by the jump in closings rather than a drop in active supply.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 pp over the past 30 days from 6.25% — a meaningful move for Cache Valley buyers already stretching to qualify. After touching a six-month low monthly average of 6.19% in February, rates climbed to 6.48% in March, dipped slightly to a 6.42% April average, and have since moved higher to the current 6.625% spot rate — a 0.43 pp climb from February's low. For Nibley buyers, that trajectory has added real dollars to monthly payments and likely pushed some households toward the under-$400K segment that dominated April closings.
Payment math
On a median-priced home today, P&I lands at $1,898/mo at 6.625% — $73/mo more than 30 days ago at 6.25%, and $85/mo above the February low when rates averaged 6.19% and P&I would have been $1,813.
If you're buying
Target homes in the $400K–$700K band in Nibley that have been sitting 60 or more days — Firefly Estates had 4 closings in April with a median DOM of 75 days, and the sale-to-list ratio on stale inventory tends to run closer to 97–98% rather than the market-wide 99.22%, giving you negotiating room. Buyers priced out of Logan or North Logan who are willing to commute north on US-91 should also look at Ridgeline Park, where 8 homes closed in April at a median of $314,900 — the most active subdivision in Nibley this month and a meaningful entry point compared to Cache Valley peers.
If you're selling
With 12 of 21 April closings landing exactly at list price and only 2 selling above, Nibley is not a market where overpricing gets bid up — price at or just under current comps to attract the buyers who are actively closing. Sellers in Firefly Estates and Zollinger Acres with move-up product in the $450K–$550K range should lean on condition and presentation, since the $400K–$700K band closed at a median DOM of just 4 days in April, meaning well-prepared homes are moving quickly when priced right.
Outlook
With 67 active listings and 27 new listings added in April, Nibley's supply is building heading into May and June — the traditional peak of Cache County's selling season. If closing volume holds near April's pace, absorption stays healthy, but any rate-driven demand pullback (the 30-year is already at 6.625% and trending up) could let inventory accumulate and push median DOM back toward the 36–46 day range seen earlier this spring. Buyers who have been waiting on the sidelines in Nibley, Smithfield, or North Logan should expect continued competition in the under-$400K segment, where Ridgeline Park new-construction pricing is setting the floor for the area.
Watch for
If the 30-year fixed rate crosses 7%, expect Nibley's under-$400K segment to absorb most remaining demand while the $400K–$700K band sees DOM stretch back past 60 days and absorption climb above 5 months.
"Nibley's busiest spring in years — 21 closings, tighter absorption, and a market split between entry-level and move-up buyers."
Common questions about Nibley this month
Is Nibley a buyer's or seller's market in April 2026? ▾
It's a balanced-to-mild seller's market. Absorption came in at 3.19 months in April, which favors sellers, and the sale-to-list ratio of 99.22% shows most homes are selling close to asking price. That said, 7 of 21 homes sold below list and 3 had price reductions, so sellers who overprice are not getting bailed out by competing offers.
Why is the Nibley median sale price lower in April 2026 than a year ago? ▾
The April 2026 median of $370,500 is below April 2025's $422,500 primarily because of mix shift, not broad price declines. Eleven of the 21 April 2026 closings were in the under-$400K band — largely Ridgeline Park new-construction homes priced around $314,900 — compared to only 2 under-$400K closings in April 2025. The $400K–$700K segment's median held at $499,900 in April 2026.
What subdivisions are most active in Nibley right now? ▾
Ridgeline Park led April 2026 with 8 closings at a median sale price of $314,900 and a median DOM of 34 days, making it the most active community in Nibley. Firefly Estates was second with 4 closings at a $450,000 median, though those homes averaged 75 days on market — suggesting more negotiating room there. Zollinger Acres added 2 closings at a $479,950 median with a quick 16-day DOM.
How are rising mortgage rates affecting Nibley buyers in spring 2026? ▾
The 30-year rate has climbed from a February average of 6.19% to a current spot rate of 6.625% — a 0.43 pp move that adds $85/mo in P&I on a median-priced Nibley home. That shift is visible in the data: the under-$400K segment dominated April closings, consistent with buyers adjusting their price targets downward as monthly costs rise. FHA at 6.00% and VA at 6.25% remain meaningfully cheaper options for qualifying buyers.
How does Nibley compare to nearby Cache Valley cities like Logan or Smithfield? ▾
Nibley tends to attract buyers who want more space and newer construction than central Logan offers, with Ridgeline Park and Firefly Estates providing entry-level and move-up inventory that Logan's older housing stock doesn't match. Smithfield and North Logan draw similar buyers, so when Nibley's under-$400K supply tightens, those markets often see spillover demand — and vice versa. Nibley's April absorption of 3.19 months suggests it is currently absorbing its supply more efficiently than the broader Cache Valley average.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
22 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 29 · 25th percentile 8 · 75th percentile 82
Needed a price change
Sold listings that had a recorded price change before close
4 of 22 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 8 sold · $315K · 34d
- 2. Firefly Estates 4 sold · $450K · 75d
- 3. Zollinger Acres 2 sold · $480K · 16d
- 4. Sheridan Ridge Subd Phase 1 1 sold · $700K · 249d
- 5. Sunrise Meadows 1 sold · $590K · 82d
April 2026 by property type
How each housing type performed last month — 22 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 22 | 8 | +175.00% | 50 | 44 | +13.64% |
| Median Sale Price | $357,700 | $422,500 | -15.34% | $392,714 | $388,068 | +1.20% |
| Median DOM | 29 | 120 | -75.83% | 33 | 85 | -61.18% |
| Sale-to-List Ratio | 99.25% | 98.69% | +0.57% | 99.41% | 99.22% | +0.19% |
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.