Market analytics · June 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
June 2026 · Market Analysis
Nibley's June closings slow back down as inventory keeps building past 65 homes.
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Homes in Nibley took a median of 28 days to sell in June 2026, four times May's 7-day pace and back in line with April's 29 days — the spring rush toward near-instant sales has clearly passed. Eighteen homes closed, more than the 11 in May and above the 12 sold in June 2025, but the slower pace suggests buyers are taking more time even as volume holds up. Active inventory reached 69 homes, up from 65 in May and more than triple June 2025's 21, giving today's buyers considerably more to choose from.
Market pulse
Days on market swung sharply over the past six months: 68 in January, down to 22 in February, back up to 36 in March, 29 in April, down to just 7 in May, and now 28 in June — a pattern more volatile than trending in one direction. Active inventory has climbed every single month since February's 36, reaching 52 in March, 53 in April, 65 in May, and 69 in June, even as new listings eased slightly to 24 from May's 27. Sold counts have also bounced — 9 in March, 22 in April, 11 in May, 18 in June — reflecting a market where closings across subdivisions like Ridgeline Park, Nibley Farms, and Nibley Gardens haven't settled into a single clean rhythm. Sale-to-list ratio has stayed remarkably tight, holding between 99.25% and 100.45% every month since February.
Mortgage context
The 30-year rate reached 6.875% as of mid-July, up 0.25 percentage points from 6.625% just 30 days earlier, adding $66 to the monthly payment on Nibley's median home. That follows a steady climb from February's 6.19% average through June's 6.66% and July's 6.73%, meaning buyers who locked earlier in the year are looking at meaningfully cheaper financing than those shopping today.
Payment math
A median-priced Nibley home at $494,000 with 20% down runs $2,599 a month in principal and interest at today's 6.875%, up $66 from $2,533 just 30 days ago at 6.625%, and $179 above the $2,420 payment buyers locked in February 2026 when rates averaged 6.19%.
If you're buying
Median days on market moved back up to 28 in June from just 7 in May, so the extreme urgency of spring has eased slightly — but 10 of 18 closings still sold below list, concentrated in the $400-700K band where Ridgeline Park and Nibley Farms both saw activity. Target listings sitting past the 28-day median; sellers there are more open to negotiating than the sale-to-list ratio of 99.43% suggests at first glance. With rates at 6.875% and up 0.25 percentage points in 30 days, get a rate lock quote early rather than waiting through a slow contract period.
If you're selling
Pricing near the June median of $494,495 works if your home resembles the 14 sales in the $400-700K band; homes at Nibley Coach and Nibley Farms both closed with days on market above 55, meaning overpricing costs weeks now compared to May's 7-day pace. With over a third of June's buyers negotiating below list, price close to recent comparable sales rather than testing the market on the high side.
Outlook
Expect days on market to keep drifting toward the 20s-30s rather than back to May's 7-day pace, since June's slower cadence lines up with rates climbing to 6.875% and July's monthly average already at 6.73%. Inventory has grown every month since February's 36 active listings to 69 now, giving buyers more room to negotiate through Cache Valley's warm summer selling season. If sold volume holds near June's 18, expect the market to stay balanced rather than tilt hard toward either side over the next 60-90 days.
Watch for
If the 30-year climbs past 7% this summer, expect median days on market to push back toward April's 29 or higher as buyers slow down further despite growing inventory.
"Nibley's spring speed cools as inventory keeps climbing."
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
18 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 28 · 25th percentile 4 · 75th percentile 56
Needed a price change
Sold listings that had a recorded price change before close
3 of 18 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 5 sold · $450K
- 2. Nibley Coach 2 sold · $510K · 62d
- 3. Nibley Gardens 2 sold · $493K · 5d
- 4. Nibley Farms 2 sold · $493K · 55d
- 5. Heritage Crossing 1 sold · $747K
June 2026 by property type
How each housing type performed last month — 16 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 18 | 12 | +50.00% | 80 | 73 | +9.59% |
| Median Sale Price | $494,495 | $518,750 | -4.68% | $407,633 | $430,650 | -5.34% |
| Median DOM | 28 | 22 | +27.27% | 28 | 58 | -51.72% |
| Sale-to-List Ratio | 99.43% | 99.41% | +0.02% | 99.40% | 99.39% | +0.01% |
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.