Market analytics
North Ogden, 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
August 2026 · Market Analysis
North Ogden's summer pace reverses as buyers take nearly 7 weeks to close
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The defining shift in North Ogden's August 2026 market was how long homes sat before closing. Median days on market climbed from 18 in July to 49 in August — a reversal that erased the summer's brief speed run and returned the market to the slower cadence last seen in June. Only 16 homes closed, compared with 38 in August 2025, and the active shelf reached 116 listings — up from 105 in July and 43% above last August's 81. The gap between what sellers are asking ($622,500 median list price) and what buyers are actually paying ($509,500 median sale price) is the widest it has been all year, a clear signal that the active inventory is priced well above what's moving.
Market pulse
The six-month arc tells a clear story of a market that briefly tightened, then loosened again. Days on market ran 23 in March, jumped to 48 in April, compressed to 13 in May, rebounded to 49 in June, dipped to 18 in July, and returned to 49 in August — a pattern that reflects thin, uneven demand rather than any sustained trend. Active inventory has climbed every month since May's low of 80, reaching 91 in June, 105 in July, and 116 in August. The sale-to-list ratio dropped from July's 102.48% — when a handful of competitive deals pushed buyers over asking — back to 98.85% in August, and 8 of the 16 closings involved a price cut before the sale. Only 1 of the 16 homes sold above list price.
Mortgage context
The 30-year fixed rate crossed 7% in August and now sits at 7.25% — up 0.50 percentage points from 6.75% thirty days ago and a full 1.12 percentage points above February's 6.13% monthly average. That climb has been steady and relentless: rates moved from 6.13% in February to 6.48% in March, held near 6.55% through May, then continued rising through June (6.66%) and July (6.79%) before crossing the 7% threshold. For buyers along the Weber County corridor who were already stretching to afford North Ogden's price range, that trajectory has narrowed the pool of qualified shoppers noticeably.
Payment math
At $510,000 — roughly the August median — a buyer putting 20% down now carries a monthly principal-and-interest payment of $2,781 at 7.25%, which is $137 more than the same loan cost just 30 days ago at 6.75% ($2,644), and $303 above the February low when rates averaged 6.13% and that payment would have been $2,478.
If you're buying
With 116 active listings and a median of 49 days on market, buyers have real room to negotiate — especially on homes that have been sitting 60 days or longer. In Northview Estates, one home sat 182 days before closing at $889,900, and in Northwood Hills another took 86 days at $888,000; those are the kinds of situations where sellers have already demonstrated patience and may be open to terms. Buyers priced out of the $500K-plus range in Ogden or Layton should also look at the under-$400K segment here, where 6 homes closed in August at a median of $341,389 — a meaningful discount to the overall market.
If you're selling
The $113,000 gap between the median list price and the median sale price is the loudest number in August's data — sellers pricing to last spring's expectations are sitting while the market moves past them. If your home is in the $400K–$700K range, look at what actually closed in Lakeview Heights and the Butler area this month and price within 2–3% of those figures; homes in that band took a median of 30 days, compared with 86 days for the over-$700K tier. Half of August's closings involved a price reduction before the sale, so building in a realistic list price from day one is more effective than chasing the market down.
Outlook
With rates now at 7.25% and the September monthly average already tracking above 7%, the affordability ceiling for North Ogden — where the median sale price is around $510,000 — will keep buyer demand thin through at least October. Active inventory at 116 homes and new listings running at 32 per month means supply is not shrinking quickly; sellers who don't price to current conditions will likely see their days on market stretch well past 60. The I-15 corridor communities of Layton and Clearfield, which draw from a similar Hill AFB employment base, are facing the same rate headwind, so North Ogden won't see demand spill in from those markets to relieve the pressure.
Watch for
At the current pace of roughly 16 closings per month against 116 active listings, it would take more than 7 months to sell through the existing inventory — and if new listings continue arriving at 30-plus per month while rates hold above 7%, that figure likely drifts toward 9 months by November.
"July's 18-day sprint is gone — August brought the wait back, and sellers are feeling it."
Common questions about North Ogden this month
Is North Ogden a buyer's or seller's market in August 2026? ▾
It's a buyer's market right now. Active listings reached 116 in August, up 43% from a year ago, and homes sat a median of 49 days before closing. Only 1 of 16 closings went above list price, and half involved a price reduction — buyers have leverage they haven't had in over a year.
Why are so few homes closing in North Ogden this summer? ▾
The 30-year rate crossed 7.25% in late August, up from 6.13% in February, which has meaningfully reduced the pool of buyers who can qualify at North Ogden's price points. August saw just 16 closings, compared with 38 in August 2025. The homes that are selling are the ones priced closest to recent comparable sales — the $113,000 gap between the median list price and median sale price shows that much of the active shelf is still priced above what buyers will pay.
Which neighborhoods in North Ogden are seeing the longest wait times? ▾
The over-$700K segment is sitting the longest — homes in that range took a median of 86 days to close in August, and the Northview Estates listing that closed this month sat 182 days before selling at $889,900. Northwood Hills saw a similar story at 86 days. The $400K–$700K band moved faster at a median of 30 days, and the under-$400K segment took 49 days.
How does North Ogden's August 2026 market compare to last August? ▾
The contrast is sharp. In August 2025, 38 homes closed at a median of $542,500 with a median of 30 days on market. This August, 16 homes closed at a median of $509,500 with a median of 49 days on market. Active inventory was 81 a year ago; it's 116 now. The market has shifted meaningfully toward buyers over the past 12 months.
Should I wait to buy in North Ogden, or act now? ▾
With 116 active listings and sellers demonstrably willing to cut prices — 8 of 16 August closings involved a price reduction — buyers who can qualify at 7.25% have more negotiating room than at any point in the past year. The risk of waiting is that rates could move higher; the September monthly average is already tracking above 7%. If you're comparing North Ogden to Layton or Clearfield along the Hill AFB corridor, the inventory picture is similar across all three markets, so waiting for a better deal elsewhere may not pay off.
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
16 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 49 · 25th percentile 26 · 75th percentile 60
Needed a price change
Sold listings that had a recorded price change before close
8 of 16 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. Paramount Estates 1 sold · $950K · 8d
- 2. Northview Estates 1 sold · $890K · 182d
- 3. Northwood Hills 1 sold · $888K · 86d
- 4. Butler 1 sold · $635K · 53d
- 5. Lakeview Heights 1 sold · $525K
August 2026 by property type
How each housing type performed last month — 13 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 16 | 38 | -57.89% | 189 | 205 | -7.80% |
| Median Sale Price | $509,500 | $542,500 | -6.08% | $513,484 | $537,754 | -4.51% |
| Median DOM | 49 | 30 | +63.33% | 39 | 34 | +14.71% |
| Sale-to-List Ratio | 98.85% | 98.63% | +0.22% | 99.29% | 99.18% | +0.11% |
Past months
Browse historical North Ogden 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.