Market analytics
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
Ogden homes are closing faster than ever, even as rising rates thin the buyer pool.
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The defining number in Ogden's May 2026 report is 12 — the median days on market, down from 16 in April and a dramatic drop from the 50-day reading posted in February. Homes that found a buyer in May did so faster than at any point in the past six months, a sign that well-priced listings along the Wasatch Front bench are still drawing decisive offers even as the broader pool of active buyers has thinned. That speed, however, came alongside a volume pullback: 77 closings in May compared to 116 in May 2025, a 34% decline from a year ago that reflects both higher borrowing costs and a growing inventory backlog that buyers are taking more time to sort through.
Market pulse
Median days on market in Ogden has traced a striking arc over the past six months: 50 days in February, 34 in January, 33 in December, then a sharp compression to 29 in March, 16 in April, and now 12 in May. The bottom quartile of closings — the fastest-moving quarter of homes — went under contract in just 3 days in May, compared to 5 days in April and 11 days in February, pointing to a narrow but motivated segment of buyers acting quickly on correctly priced listings. Active inventory, meanwhile, has climbed steadily from 227 homes in December to 396 in May, a 74% increase over five months, giving buyers more to choose from even as the sale-to-list ratio held at 98.73% — essentially flat with April's 98.97% and well above January's 97.31% low. Closed volume has not kept pace with that inventory growth: 77 sales in May versus 88 in April and 89 in March, meaning listings are accumulating faster than they are being absorbed.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and 0.56 percentage points above February's monthly average of 6.19% — the most affordable point of the past seven months. That climb has real consequences for Ogden buyers: the monthly principal-and-interest payment on a median-priced home has risen $114 since February, enough to push some entry-level buyers toward FHA financing (currently at 6.25%) or toward lower-priced alternatives in Layton or Roy along the I-15 corridor. The rate trajectory since February — 6.19% to 6.32% to 6.48% to 6.42% to 6.55% in May's monthly average, and now 6.75% at the spot level — suggests affordability pressure is not easing heading into summer.
Payment math
On a median-priced home here — about $385,000 with 20% down — the monthly principal-and-interest payment lands at $1,998 at 6.75% — $51 more than 30 days ago at 6.5%, and $114 above the February low when rates averaged 6.19% and the payment would have been $1,884.
If you're buying
Target listings that have been sitting past 38 days — the upper quartile of May's days-on-market range — where sellers are more likely to negotiate; the sale-to-list ratio on slower-moving homes is running closer to 96-97% rather than the 98-99% seen on fresh listings. In the under-$400K band, which produced 40 of May's 77 closings at a median of $330,450, competition remains real but manageable — neighborhoods like Nob Hill and Midtown Village have seen consistent activity, and a pre-approval in hand gives you a meaningful edge over buyers still rate-shopping. If the 6.75% conventional rate is stretching your budget, the 6.25% FHA rate is worth modeling against the same purchase price, particularly for homes in the $330K–$380K range where the monthly savings can exceed $100.
If you're selling
Price to where the market is today, not where it was last spring — May 2025's 116 closings and tighter inventory gave sellers more room to hold firm, but with 396 active listings now competing for 77 buyers a month, overpricing by even 2-3% risks landing in the slow-moving upper quartile where homes sat past 38 days. Homes in Nob Hill and the Valley View corridor that are move-in ready and priced at or just under the $385,000 median are closing in under two weeks; if your home needs work or sits above $400K, budget for a price reduction — 24 of May's 77 closings involved a price cut before going under contract. Listing before mid-June captures the tail of spring shoulder-season demand before summer rate pressure and vacation schedules further thin the buyer pool.
Outlook
Over the next 60 to 90 days, Ogden buyers should expect more choices but no dramatic price relief — active inventory is likely to keep climbing as new listings run near 149 per month while closings remain in the 75–90 range, which means the time it would take to sell every home currently listed will stretch beyond the current five-month pace. Sellers who price accurately will still find buyers quickly, as the 12-day median closing speed demonstrates, but the gap between well-priced and aspirationally priced homes will widen if the 30-year rate holds above 6.75% through July. Buyers priced out of Ogden's $385,000 median may increasingly look at Layton or Clearfield to the north, where Hill AFB employment anchors demand and entry-level inventory tends to run slightly cheaper.
Watch for
If the 30-year fixed rate crosses 7% before August, expect Ogden's monthly closings to fall below 70 and active inventory to push past 450 homes, shifting negotiating leverage more decisively toward buyers in the $400K–$700K band where days on market are already running at 14 days with thinner competition than the entry-level tier.
"Ogden's May paradox: the quickest closings in months, the lightest volume in a year — speed and scarcity in the same report."
Common questions about Ogden this month
Is Ogden a buyer's or seller's market in May 2026? ▾
It's split. Well-priced homes under $385,000 are still closing in under two weeks, which favors sellers in that range. But with 396 active listings and only 77 closings in May, buyers have more negotiating room on homes that have been sitting past 38 days — especially in the $400K–$700K band. The sale-to-list ratio of 98.73% tells you sellers are still getting close to asking price overall, but that average masks a wide spread between fast-moving and stale listings.
Why are homes selling faster in May if there are more listings? ▾
The speed story is about the homes that ARE selling, not all listings. Motivated buyers in Ogden are zeroing in on correctly priced, move-in-ready homes and acting quickly — the bottom quarter of closings went under contract in just 3 days. The growing inventory means more homes are sitting longer, but the ones that hit the right price point are moving faster than at any point since last fall. It's a market split between quick closings and slow accumulation.
How much has the mortgage rate increase actually cost Ogden buyers? ▾
On a median-priced $385,000 home with 20% down, the monthly principal-and-interest payment is now $1,998 at 6.75%. That's $51 more per month than 30 days ago when rates were at 6.5%, and $114 more than February's low when rates averaged 6.19% and the payment would have been $1,884. Over a year, that February-to-now difference adds up to about $1,368 in additional payments.
What neighborhoods in Ogden are seeing the most activity in May 2026? ▾
Nob Hill posted two closings at a median of $437,500 with a 5-day median days on market, making it one of the faster-moving pockets this month. Valley View also saw activity with two closings at a median of $692,400. At the higher end, Lakeview Ridge #3 and Gallop Bend each recorded a closing at $950,000. Midtown Village has been a consistent presence in the monthly data across the winter and spring, particularly in the $390K–$395K range.
Should I wait for rates to drop before buying in Ogden? ▾
The rate trajectory over the past seven months — from 6.19% in February up to 6.75% today — hasn't shown a clear downward trend, and inventory is building, which means waiting could mean more choices but also higher borrowing costs. If you find a home priced at or below the $385,000 median and can negotiate on a listing past 38 days on market, the current environment offers more room to negotiate than a year ago when 116 homes closed in May versus 77 this year. Timing the rate market is difficult; timing the inventory cycle is more actionable.
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
79 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 13 · 25th percentile 3 · 75th percentile 38
Needed a price change
Sold listings that had a recorded price change before close
25 of 79 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. Valley View Prud 2 sold · $692K · 0d
- 2. Nob Hill 2 sold · $438K · 5d
- 3. Villas At The Point 2 sold · $325K · 64d
- 4. Lakeview Ridge #3 1 sold · $950K · 2d
- 5. Gallop Bend Subdivision 1 sold · $950K · 10d
May 2026 by property type
How each housing type performed last month — 78 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 79 | 116 | -31.90% | 396 | 436 | -9.17% |
| Median Sale Price | $385,000 | $374,950 | +2.68% | $370,065 | $377,933 | -2.08% |
| Median DOM | 13 | 20 | -35.00% | 28 | 33 | -15.15% |
| Sale-to-List Ratio | 98.72% | 99.06% | -0.34% | 98.76% | 98.77% | -0.01% |
Past months
Browse historical 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.