Market analytics · May 2026 archive
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
May 2026 · Market Analysis
North Ogden closings turned over in 13 days as buyers moved faster than any month this spring.
Get this report emailed every month
✓ You're in — see you next month.
The defining story in North Ogden's May 2026 market was speed: median days on market collapsed from 48 days in April to just 13 days in May — a drop of 73% in a single month and well below the 30 days recorded in May 2025. That acceleration happened while closed volume held steady at 35 homes for the second consecutive month, meaning buyers were not just more numerous than a year ago (35 closings versus 25 in May 2025) — they were also moving with noticeably more urgency. The median sale price reached $544,750, up from $450,000 in May 2025, a gain of roughly 21% year over year.
Market pulse
The six-month arc in North Ogden shows a market that moved through a slow winter, a brief speed burst in March, a volume-driven April, and now a May that combined strong volume with the fastest closing pace of the entire stretch. Median days on market ran 116 days in December 2025, compressed to 23 days in March 2026, widened back to 48 days in April as more listings entered the mix, and then tightened sharply to 13 days in May — with a quarter of homes going under contract in 5 days or fewer. Active inventory reached 106 homes in May, up from 100 in April and 98 in March, so supply is gradually building even as demand keeps pace. The sale-to-list ratio held at 98.81% in May, essentially flat with April's 98.65%, and 10 of 35 closings went above list price — more than double April's 4 above-list sales — a sign that well-priced homes in Legacy North and Prominence Point are still drawing competitive offers.
Mortgage context
The 30-year fixed rate in North Ogden's Weber County market currently sits at 6.75%, up 0.25 percentage points from 6.50% thirty days ago. That climb adds real dollars to monthly payments and is likely trimming the pool of buyers who can qualify at the $544,750 median price point. Rates have moved in a wide band since November 2025 — averaging 6.47% in November, dipping to a six-month low of 6.19% in February 2026, then rising through March (6.48%), April (6.42%), and May (6.55%) before reaching today's 6.75% spot rate — a net climb of 0.56 percentage points from that February low to now.
Payment math
On a median-priced home here — about $545,000 with 20% down — the monthly principal-and-interest payment lands at $2,827 at 6.75% — $72 more than 30 days ago at 6.50%, and $161 above the February 2026 low when rates averaged 6.19% and the payment would have been $2,666.
If you're buying
Target homes that have been listed more than 45 days — the upper quarter of days on market in May ran to 45 days, and sellers in that tier have historically accepted closer to 97–98% of list rather than the 99%+ that fresh listings command. In the $400,000–$700,000 band, where 21 of 35 May closings landed, median days on market was just 12 days, so move quickly on new listings in neighborhoods like Legacy North and Greenfield; if a home sits past three weeks, you have more room to negotiate. FHA and VA rates at 6.25% offer a meaningful cost advantage over the conventional 6.75% for qualifying buyers — running those numbers against the $545,000 median could save more than $100 per month on principal and interest.
If you're selling
The 13-day median tells you that correctly priced homes in North Ogden are not sitting — but "correctly priced" is doing real work here, since 17 of 35 May closings still settled below list price. Price to recent comparable sales in your specific neighborhood rather than to the overall median; homes in Northview Estates and North Ogden Cove that carried aspirational list prices spent well over 100 days on market before closing. If your home is in the $400,000–$700,000 range and in good condition, a list price within 1–2% of what similar homes actually sold for in the past 60 days is likely to generate offers within the first two weeks.
Outlook
Active inventory has climbed steadily from 75 homes in December 2025 to 106 in May 2026, and with 42 new listings entering in May alone, buyers in North Ogden will have more choices heading into summer than they did a year ago when only 79 homes were active. If the 30-year rate holds near 6.75% or moves higher, the upper price bands — where jumbo rates are already at 7.25% — will likely see days on market lengthen first, as buyers in the over-$700,000 range face the sharpest affordability squeeze. The mid-range corridor along Legacy North and Prominence Point should remain competitive through June and July, supported by families relocating from the broader Ogden and Layton–Clearfield area who are priced out of Weber County's tighter submarkets.
Watch for
If the 30-year fixed rate crosses 7.00%, expect the over-$700,000 segment — which already averaged 13 days on market in May only because of a handful of quick sales — to drift back toward the 60-plus-day range, pulling the overall median days on market higher and giving buyers more negotiating room across the board.
"North Ogden's May reset: homes sold twice as fast as April, and the luxury tier kept pace with the mid-range."
Common questions about North Ogden this month
Is North Ogden a buyer's or seller's market in May 2026? ▾
It leans seller in the mid-range. With a median of just 13 days on market and 10 of 35 closings going above list price, well-priced homes in the $400,000–$700,000 range are moving quickly. Above $700,000, the picture is more balanced — that segment had only 8 closings in May and jumbo rates are running at 7.25%, which limits the buyer pool.
How much did home prices rise in North Ogden compared to last May? ▾
The median sale price reached $544,750 in May 2026, up from $450,000 in May 2025 — a gain of roughly $94,750, or about 21%. Keep in mind that month-to-month medians can shift based on which price bands close in a given month, so this figure reflects the mix of homes that sold, not necessarily appreciation on any individual property.
Are there enough homes for sale in North Ogden right now? ▾
Active inventory reached 106 homes in May 2026, up from 79 a year ago in May 2025 and climbing steadily since December's low of 75. At May's closing pace of 35 homes per month, it would take about three months to sell every home currently listed — a level that still favors sellers but gives buyers more options than the market offered six months ago.
What neighborhoods in North Ogden are selling fastest right now? ▾
In May 2026, Prominence Point and North Oaks Cove had homes close in 5 and 21 days respectively, while Legacy North's four closings averaged 35 days on market. Northview Estates and North Ogden Cove, which tend to carry higher price tags, saw much longer times — one North Ogden Cove home sat 161 days before closing at $1,396,000.
How are rising mortgage rates affecting North Ogden buyers in mid-2026? ▾
The 30-year rate is at 6.75% today, up 0.25 percentage points from 6.50% thirty days ago. On a median-priced home at roughly $545,000 with 20% down, that rate move added $72 per month to the principal-and-interest payment. Compared to February's rate low of 6.19%, today's rate costs buyers $161 more per month — a meaningful difference that is most likely pushing some buyers toward FHA or VA financing, where rates are currently 6.25%.
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
36 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 13 · 25th percentile 5 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
8 of 36 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. Legacy North 4 sold · $478K · 35d
- 2. Prominence Point 2 sold · $355K · 21d
- 3. Three Fountains 2 sold · $209K · 53d
- 4. North Ogden Cove 1 sold · $1,396K · 161d
- 5. North Oaks Cove 1 sold · $1,060K · 5d
May 2026 by property type
How each housing type performed last month — 34 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 36 | 25 | +44.00% | 135 | 116 | +16.38% |
| Median Sale Price | $545,375 | $450,000 | +21.19% | $511,696 | $514,634 | -0.57% |
| Median DOM | 13 | 30 | -56.67% | 39 | 38 | +2.63% |
| Sale-to-List Ratio | 98.85% | 99.97% | -1.12% | 99.04% | 99.38% | -0.34% |
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.