Market analytics · May 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
May 2026 · Market Analysis
Nibley homes are closing in days, not months — but fewer buyers are crossing the finish line.
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The defining number in Nibley's May 2026 market isn't a price — it's 7. That's the median days on market for the 10 homes that closed last month, down from 29 days in April and 36 days in March, meaning the homes that did sell moved almost immediately. Ridgeline Park drove much of that velocity, accounting for 7 of the 10 closings with a median of 9 days on market. The contrast with a year ago is notable: May 2025 saw 17 closings at a 14-day median, so Nibley is closing faster but converting fewer buyers — a split that tells a more nuanced story than either number alone.
Market pulse
Active inventory in Nibley reached 79 homes in May 2026, climbing from 66 in April, 63 in March, and 46 in February — a steady build that has roughly tripled the 27 homes available in May 2025. Despite that supply growth, the homes that did close moved with unusual speed: the median days on market fell to 7 in May, compared to 29 in April, 36 in March, and 22 in February, suggesting that well-priced listings are still attracting quick decisions even as the overall pool of active buyers has thinned. The sale-to-list ratio held at 99.77% in May — nearly identical to May 2025's 99.83% — indicating sellers of the homes that sold faced little negotiating pressure. The closing count of 10, however, is the softest May in the two-year comparison window, down from 17 in May 2025, which means the speed story applies only to a select group of listings while the broader inventory continues to accumulate.
Mortgage context
The 30-year fixed rate in Nibley's Cache County market sits at 6.75% as of mid-June, up 0.25 percentage points from 6.50% thirty days ago and 0.56 percentage points above February's monthly average of 6.19% — the low point of the past seven months. That climb has added real dollars to monthly payments, and with rates having moved from 6.19% in February through 6.42% in April to 6.55% in May before pushing higher still, buyers who were underwriting deals in late winter are now facing meaningfully different math. FHA and VA options at 6.25% remain the more accessible path for first-time and veteran buyers in this price range.
Payment math
On a median-priced home here — about $400,000 with 20% down — the monthly principal-and-interest payment lands at $2,073 at 6.75% — $53 more than 30 days ago at 6.50%, and $118 above the February low when rates averaged 6.19% and the payment would have been $1,955.
If you're buying
Target homes that have been sitting past 45 days — with 79 active listings and only 10 closings in May, a meaningful share of Nibley's inventory is not moving at the same pace as Ridgeline Park's quick-close entries. Homes in Firefly Estates, for example, have shown median days on market in the 75–82 day range in recent months, and sellers there may have more flexibility on price or terms than the headline sale-to-list ratio suggests. If you're financing with a conventional loan, run your numbers at 6.75% and stress-test at 7.00% — rates have moved 0.56 percentage points since February and the direction has not reversed.
If you're selling
If your home is in Ridgeline Park or a comparable entry-level price band under $400,000, the May data supports confident pricing — 7 of 10 closings came from that community and moved in under 10 days. For move-up homes in the $450,000–$600,000 range, the picture is more competitive: active inventory is building, closings in that band were sparse in May, and buyers are absorbing a higher rate environment than they faced in February. Price to what similar homes actually closed for in the past 60 days, not to last spring's list prices — the gap between median list ($489,900) and median sale ($399,500) in May reflects real buyer resistance at the top of the range.
Outlook
Over the next 60–90 days, Nibley's inventory will likely stay elevated as new listings continue to arrive at a pace — 26 in May, 28 in April — that outpaces closings. At May's sales pace it would take roughly 7.9 months to sell every home currently listed, which gives buyers more options than they've had in over a year. Rate trajectory is the key variable: if the 30-year holds near 6.75% or climbs further, expect the split between fast-moving entry-level homes near Ridgeline Park and slower-moving move-up inventory in Firefly Estates and Nibley Garden Estate to widen. Sellers who price accurately for today's rate environment will still find motivated buyers; those anchored to 2025 price expectations may find themselves contributing to the inventory count rather than the closing count.
Watch for
If the 30-year fixed rate crosses 7.00%, the under-$400,000 segment — which has been Nibley's primary closing engine through spring — will face meaningful payment pressure, and monthly closings could fall below 8, pushing the months-of-supply figure well past 9 at current listing volumes.
"Seven-day median close time, 79 homes waiting — Nibley's spring speed story has a catch."
Common questions about Nibley this month
Is Nibley a buyer's or seller's market in May 2026? ▾
It depends on the price range. Entry-level homes under $400,000 — particularly in Ridgeline Park — are still moving in under 10 days at near-full asking price, which favors sellers in that segment. Above $450,000, active inventory is building and closings are sparse, giving buyers more room to negotiate. With 79 active listings and only 10 closings in May, the overall market is leaning toward buyers for the first time in over a year.
Why did so few homes close in Nibley in May if days on market dropped so sharply? ▾
The two numbers aren't contradictory — they describe different parts of the market. The homes that did sell moved very quickly (median 7 days), meaning motivated, well-priced listings found buyers fast. But a large share of the 79 active listings didn't attract offers at all, which kept the closing count at 10. The speed story belongs to a specific slice of inventory, not the whole market.
How much has the rate increase since February affected monthly payments in Nibley? ▾
On a median-priced $400,000 home with 20% down, the monthly principal-and-interest payment is $2,073 at today's 6.75% rate. In February, when rates averaged 6.19%, that same payment would have been $1,955 — a difference of $118 per month. That's meaningful for buyers at the lower end of the price range, and it partly explains why fewer buyers are closing even as listings accumulate.
What neighborhoods are selling fastest in Nibley right now? ▾
Ridgeline Park is the clear standout — 7 of Nibley's 10 May closings came from there, with a median of 9 days on market and a median sale price of $319,900. Nibley Garden Estate also showed a quick 5-day close on its one May sale at $577,000. Firefly Estates, by contrast, has consistently shown longer days on market (82 days in May), suggesting that community's price points are facing more buyer resistance in the current rate environment.
Should I wait to buy in Nibley, or is now a reasonable time to move? ▾
Inventory is the most buyer-friendly it has been in over a year, with 79 active listings compared to 27 a year ago, so there are more options and less competition than in 2025. The trade-off is that rates at 6.75% are 0.56 percentage points above February's low, adding about $118 per month to a typical payment. If you find a home that fits your needs and budget at today's rate, the supply conditions are favorable — but buyers hoping for a rate retreat before acting are taking on timing risk in a market that has moved mostly upward since February.
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
May 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 7 · 25th percentile 3 · 75th percentile 31
Needed a price change
Sold listings that had a recorded price change before close
2 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. Ridgeline Park 8 sold · $302K · 6d
- 2. Nibley Garden Estate 1 sold · $577K · 5d
- 3. Firefly Estates 1 sold · $515K · 82d
May 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 12 | 17 | -29.41% | 62 | 61 | +1.64% |
| Median Sale Price | $339,500 | $478,673 | -29.07% | $382,415 | $413,319 | -7.48% |
| Median DOM | 7 | 14 | -50.00% | 28 | 65 | -56.92% |
| Sale-to-List Ratio | 99.28% | 99.83% | -0.55% | 99.39% | 99.39% | 0.00% |
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.