Market analytics · April 2026 archive
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
April 2026 · Market Analysis
Ogden closings accelerate in April even as inventory builds along the Wasatch Front bench.
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The most telling number in Ogden's April 2026 report isn't the price — it's how quickly homes moved off the market. Median days on market dropped to 16 in April, down from 29 in March and well below the 50-day reading posted in February, signaling that motivated buyers are acting decisively on well-priced listings even as the overall pool of available homes grows. A year ago in April 2025, the median DOM was 28 days and active inventory stood at 252 homes; today Ogden carries 373 active listings, giving buyers meaningfully more to choose from while sellers who price correctly are still closing quickly.
Market pulse
After median DOM climbed as high as 50 days in February and held at 34 days in January, April's 16-day reading marks a sharp reversal — the fastest typical close in the past six months and a sign that spring demand along the Wasatch Front bench is real. Active inventory has been building steadily: 277 homes in January, 282 in February, 330 in March, and now 373 in April, a 48% increase since the start of the year. New listings also held strong at 151 in April, nearly matching March's 149, so the supply pipeline shows no sign of tightening soon. The sale-to-list ratio eased slightly to 98.48% from March's 99.31%, suggesting sellers are still getting close to asking price but the days of routine over-list bidding wars have quieted.
Mortgage context
The 30-year fixed rate sits at 6.625% as of late May, up 0.375 percentage points over the past 30 days from 6.25% — a move that adds real weight to monthly budgets. Rates have climbed 0.43 percentage points since February's monthly average of 6.19%, which was the softest borrowing cost of the past six months, and that trajectory is keeping some entry-level buyers on the sideline in a market where the median sale price is already near $366,000. FHA financing at 6.00% and VA loans at 6.25% remain the more accessible paths for first-time and military buyers connected to Hill Air Force Base in nearby Clearfield.
Payment math
On a median-priced home today, P&I lands at $1,875/mo at 6.625% — $72/mo more than 30 days ago at 6.25%, and $84/mo above the February low when rates averaged 6.19% and P&I would have been $1,791.
If you're buying
Target homes that have been sitting 45 days or longer — with 38 closings in April going below list price and the sale-to-list ratio on the broader market at 98.48%, stale inventory in the Ogden City Survey and Midtown Village corridors is negotiable in a way that fresh listings are not. The $400K–$700K band closed at a median DOM of just 11 days in April, so if you're shopping in that range, have financing locked and be ready to move; the sub-$400K segment at 23 days median DOM offers a slightly longer decision window but is still competitive. With rates at 6.625% on a conventional loan, also price-check FHA at 6.00% — on a $366,000 purchase the monthly difference is meaningful.
If you're selling
The speed data is working in your favor right now — homes priced at or just under the $400K threshold are moving in roughly three weeks, so resist the temptation to stretch the ask based on last spring's comps when the median was $397,450. With 373 active listings competing for 87 buyers in April, differentiation on condition matters: homes in move-in-ready shape in established neighborhoods like Nob Hill or Shadow Valley Estates are closing quickly, while properties needing work are landing in the 38-home "sold below list" bucket. Price to the current market, not the 2025 peak, and you'll be in contract before the summer inventory wave fully arrives.
Outlook
Over the next 60–90 days, Ogden's inventory will likely continue building as the spring listing season runs its course — 151 new listings in April alone suggests May and June could push active counts past 400. If rates hold near 6.625% or drift higher, the $400K–$700K segment that's been moving fastest may start to slow, shifting negotiating leverage incrementally toward buyers who have been priced out of Layton and South Ogden. The combination of more supply and higher borrowing costs points toward a market that stays functional but rewards patient, well-financed buyers rather than one that rewards hesitation on the seller side.
Watch for
If the 30-year fixed rate crosses 7.00%, expect months-of-supply in Ogden to climb past 5.5 as the sub-$400K buyer pool — already the largest segment at 55 closings in April — contracts and stale listings accumulate faster than spring demand can absorb them.
"Faster sales, more choices — Ogden's April split the difference between buyer and seller."
Common questions about Ogden this month
Is Ogden a buyer's or seller's market in April 2026? ▾
It's a transitional market leaning slightly toward buyers. Active inventory has grown to 373 homes — up from 252 a year ago — giving buyers more options than they've had in over a year. However, well-priced homes are still closing in about 16 days at the median, so sellers who price accurately retain real leverage. Buyers gain the most ground on listings past 45 days on market.
Why did Ogden home prices dip compared to last April? ▾
The April 2026 median sale price of $366,000 is down from $397,450 in April 2025, a shift driven by a combination of higher mortgage rates and a larger pool of competing listings. With 373 active homes versus 252 a year ago, sellers have had to price more competitively. The mix of closings also shifted — the $400K–$700K band accounted for 27 of 87 sales this April versus 40 of 90 last April, pulling the overall median lower.
How does Hill Air Force Base affect the Ogden housing market? ▾
Hill AFB in nearby Clearfield is one of the largest employers in northern Utah and generates consistent demand for homes in the Ogden–Layton corridor, particularly from VA-eligible buyers. With VA loans currently available at 6.25% versus 6.625% on a conventional 30-year, military buyers have a meaningful rate advantage right now. This steady employment base tends to put a floor under demand even when broader market conditions soften.
Are homes in Ogden selling above or below asking price right now? ▾
In April 2026, 25 homes sold above list price, 24 sold at list, and 38 sold below list — so slightly more than 40% of closings came in under asking. The overall sale-to-list ratio was 98.48%, meaning the typical home sold about 1.5% below its list price. Homes in the $400K–$700K range with a median DOM of 11 days are the most likely to attract full-price or above-list offers; slower-moving listings in the sub-$400K band at 23 days median DOM have more room for negotiation.
What neighborhoods in Ogden are seeing the most activity in spring 2026? ▾
Ogden City Survey has been consistently active, with 3 closings in April at a median sale of $315,000 and a 34-day median DOM — solid turnover for an established urban neighborhood. On the upper end, Shadow Valley Estates posted a $1,150,000 sale in just 2 days, and Beus Hills closed at $815,000 in 9 days, showing that the bench properties above the valley floor still attract decisive buyers. Midtown Village has been a reliable mid-market anchor across multiple months, with closings consistently in the $390K–$395K range.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
88 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 16 · 25th percentile 5 · 75th percentile 57
Needed a price change
Sold listings that had a recorded price change before close
2 of 88 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. Ogden City Survey 3 sold · $315K · 34d
- 2. Shadow Valley Estates 1 sold · $1,150K · 2d
- 3. Calais 1 sold · $910K · 51d
- 4. Beus Hills 1 sold · $815K · 9d
- 5. Memory Hill Estates 1 sold · $757K · 96d
April 2026 by property type
How each housing type performed last month — 88 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 88 | 90 | -2.22% | 317 | 320 | -0.94% |
| Median Sale Price | $365,500 | $397,450 | -8.04% | $366,344 | $379,014 | -3.34% |
| Median DOM | 16 | 28 | -42.86% | 32 | 38 | -15.79% |
| Sale-to-List Ratio | 98.97% | 99.03% | -0.06% | 98.78% | 98.67% | +0.11% |
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.