Market analytics · July 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
July 2026 · Market Analysis
Ogden buyers take longer to decide as summer inventory climbs past 374 homes
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The clearest signal in Ogden's July 2026 report is how long homes sat before finding a buyer. Median days on market jumped to 31 — more than double June's 13-day reading and the slowest typical close since February's 50-day winter pace. That reversal matters because it happened during what should be prime selling weather, with 374 active listings on the market and only 63 closings to absorb them — the same closing count as June but against a shelf that grew by 63 more homes. A year ago in July 2025, 90 homes closed with a median of just 25 days on market; this July's pace is a meaningful step back toward balance.
Market pulse
After compressing sharply through spring — 29 days in March, 16 in April, 17 in May — median days on market bottomed at 13 in June before rebounding to 31 in July. Active inventory tells the same story from the supply side: listings climbed from 227 in February to 238 in March, 246 in April, 263 in May, 311 in June, and 374 in July. The sale-to-list ratio has drifted down with each passing month, from 99.58% in March to 98.97% in April, 98.75% in May, 98.46% in June, and 98.12% in July — sellers are conceding a bit more with each cycle. The $400K–$700K band felt the slowdown most sharply: those 20 closings carried a median of 47 days on market, compared to just 11 days for the same band in April.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average — through 6.48% in March, 6.55% in May, 6.66% in June, and 6.79% in July — and now sits at 6.875%, up 0.125 percentage points over the past 30 days. That sustained climb has added real weight to monthly payments on Ogden's median-priced home, and it's almost certainly a factor in why fewer buyers are pulling the trigger quickly. FHA financing at 6.375% remains the most accessible path for buyers in the under-$400K range, where 36 of July's 63 closings landed.
Payment math
At $365,000 — July's median sale price — financing with 20% down at today's 6.875% rate produces a monthly principal-and-interest payment of $1,918, which is $24 more than 30 days ago when the rate stood at 6.75%, and $141 above the February low when rates averaged 6.14% and that same loan would have cost $1,777 a month.
If you're buying
With 374 active listings and a median of 31 days on market, homes sitting past 60 days are where sellers are most likely to negotiate — the sale-to-list ratio on that slower tier is running well below the market-wide 98.12%. Target listings in Bristol Farms and the Valley View corridor that have been on the market since late May or early June; those sellers have watched the market soften around them and are more likely to accept terms that weren't on the table in April. If you're shopping under $400K, note that 36 closings happened in that band in July — it's still the most active price range, but days on market there averaged 32, giving you time to be deliberate rather than reactive.
If you're selling
Price to where the market is closing, not where it was in spring. The median list price in July was $360,625 while the median sale price was $365,000 — a narrow gap that suggests well-priced homes are still finding buyers, but the 33 closings that went below list price (out of 63 total) show that overpriced listings are getting cut. If your home is in the $400K–$700K range, budget for a longer campaign: that band averaged 47 days on market in July, and 22 of the month's 63 closings involved a price reduction before going under contract. Condition and pricing precision matter more now than they did when buyers were deciding in 13 days.
Outlook
With 374 active listings and closings running at 63 a month, it would take nearly six months to sell through the current supply at this pace — a level that gives buyers real options heading into August and September. Rate trajectory adds another headwind: the 30-year averaged 6.77% in August and 6.88% in September per recent data, which will keep monthly payments elevated and likely hold closing volume near or below the 63-home pace seen in June and July. Sellers who price sharply and close before the fall slowdown typically arrives in October will have the best shot at a clean transaction.
Watch for
At the current pace of new listings running near 149–177 a month against 63 closings, active inventory could reach 450–500 homes by September — a level that would likely push the sale-to-list ratio into the low-97% range and extend median days on market past 45.
"Slower closings, more choices — Ogden's July handed the negotiating pen to buyers."
Common questions about Ogden this month
Is Ogden a buyer's or seller's market in July 2026? ▾
It's shifting toward buyers. With 374 active listings and only 63 closings in July, supply is building faster than demand can absorb it. At this pace it would take nearly six months to sell through every home currently listed — a level where buyers have real negotiating room, especially on homes that have been sitting for more than 60 days.
Why did Ogden homes take longer to sell in July than in June? ▾
Median days on market jumped from 13 in June to 31 in July, even though the number of closings stayed the same at 63. The difference is that active inventory grew by 63 homes over the same period, giving buyers more options and less urgency. Rising mortgage rates — the 30-year averaged 6.79% in July versus 6.66% in June — also reduced the pool of buyers who could qualify or felt comfortable moving quickly.
Are home prices dropping in Ogden? ▾
The median sale price in July was $365,000, down from June's $403,496, but that swing is partly a mix-shift: July had fewer closings in the $400K–$700K band (20 versus 26 in June) and more in the under-$400K range (36 versus 31). The sale-to-list ratio of 98.12% suggests homes are still closing close to asking price, but sellers are conceding slightly more than they were in the spring.
Which Ogden neighborhoods are seeing the most activity right now? ▾
Bristol Farms and Valley View were the most active subdivisions in July, each recording 2 closings. Bristol Farms homes closed at a median of $803,642, while Valley View came in at $627,500. At the upper end, Knollwood Phase 4 and Pointe at Stone Mtn. each recorded a closing above $830,000. The Nob Hill area, which was active in March through June, did not appear among July's top subdivisions.
Should I wait for mortgage rates to drop before buying in Ogden? ▾
Rates have moved from 6.14% in February to 6.875% today, adding $141 a month to the principal-and-interest payment on a median-priced $365,000 home with 20% down. Whether rates fall meaningfully in the next 90 days is uncertain — the monthly averages for August and September have continued to run near 6.77%–6.88%. What is clear is that inventory is building and sellers are more willing to negotiate than they were in spring, so buyers who can act now may find better terms on price even if the rate environment stays elevated.
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
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
64 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 30 · 25th percentile 13 · 75th percentile 76
Needed a price change
Sold listings that had a recorded price change before close
22 of 64 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. Bristol Farms 2 sold · $804K · 0d
- 2. Valley View Prud 2 sold · $628K · 32d
- 3. Regency Heights 1 sold · $1,815K
- 4. Knollwood Phase 4 1 sold · $849K · 17d
- 5. Pointe At Stone Mtn. 1 sold · $830K · 7d
July 2026 by property type
How each housing type performed last month — 63 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 64 | 90 | -28.89% | 523 | 625 | -16.32% |
| Median Sale Price | $367,500 | $385,450 | -4.66% | $373,778 | $376,333 | -0.68% |
| Median DOM | 30 | 25 | +20.00% | 27 | 31 | -12.90% |
| Sale-to-List Ratio | 98.15% | 98.95% | -0.81% | 98.63% | 98.88% | -0.25% |
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.