Market analytics · August 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
August 2026 · Market Analysis
Ogden's August wait time doubles as 447 active listings give buyers the upper hand
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The defining shift in Ogden's August 2026 market is how long homes sat before closing. Median days on market jumped to 50 — up from 31 in July and matching the slowest pace recorded back in February, when winter conditions were the obvious culprit. This time the drag is structural: 447 active listings competed for just 70 closings, and with the active shelf priced at a median $360,000 while actual sales cleared at $375,975, sellers who anchored to asking prices found themselves waiting. A year ago in August 2025, 96 homes closed in a median 29 days with only 250 listings on the market — the contrast tells you how much ground buyers have gained in twelve months.
Market pulse
Median days on market traced a dramatic arc this year: 50 days in February, compressing sharply to 29 in March, 16 in April, and 17 in May, then bottoming at 13 in June before reversing — 31 in July, and now 50 again in August. The supply side explains the reversal. Active listings climbed from 238 in March to 311 in June, 374 in July, and 447 in August, while new listings held between 148 and 177 each month and closings stayed in the low-to-mid 60s and 70s. The sale-to-list ratio slipped to 98.43% in August, down from 99.58% in March, meaning the average seller is now conceding about 1.6% off asking price — modest, but the direction is clear. Thirty-two of August's 70 closings involved a seller who had already cut their price before going under contract, a share worth watching as inventory keeps building.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, reaching 6.77% in August and ticking up another notch to 6.875% today — 0.125 percentage points above where it stood 30 days ago. That trajectory has been grinding on affordability all spring and summer, and at nearly three-quarters of a point above February's low, it's a meaningful headwind for buyers already navigating a market where the median home price hasn't moved much. FHA financing at 6.375% and VA loans at 6.5% are worth running the numbers on for eligible buyers, since the spread against conventional has widened enough to matter on a Weber County purchase.
Payment math
A $376,000 home — August's median — financed with 20% down at today's 6.875% rate carries a monthly principal-and-interest payment of $1,976, which is $25 more than it was 30 days ago at 6.75%, and $146 above the $1,830 payment buyers would have locked in during February when rates averaged 6.14%.
If you're buying
Homes sitting past 45 days are where the real negotiating room lives right now — the under-$400K segment had a median of 58 days on market in August, and sellers in that band are the ones most likely to move on price. Midtown Village saw 4 closings at a median $370,990 and a median 44 days on market, which means comparable listings still on the shelf there are past their prime window and worth a pointed offer. If you're eyeing the $400K–$700K range, that segment is moving faster (median 18 days), so don't expect the same leverage — but with 447 total listings to choose from, you have time to be selective without missing the market entirely.
If you're selling
Price to where homes are actually closing, not where the active shelf is listed — the $15,000 gap between the median list price ($360,000) and the median sale price ($375,975) reflects a mix of overpriced listings sitting and well-priced homes clearing, not a market that rewards optimistic asks. If your home is in the under-$400K range and you're not differentiated on condition or location near the Ogden River Parkway or the Nob Hill corridor, price it at or just below recent comparable sales from the past 60 days; homes in that band are taking nearly two months to close right now. Sellers who can't make that adjustment should expect to sit — 32 of last month's 70 closings required a price cut first.
Outlook
Heading into fall, the seasonal pattern typically brings fewer new listings but also fewer buyers, so the 447-home inventory level is unlikely to clear quickly — September and October historically see closings pull back from summer peaks in Weber County. Rates averaging 6.77% in August and sitting at 6.875% today suggest affordability pressure isn't easing, which will keep some buyers on the sidelines who might otherwise be active. Buyers who've been priced out of Salt Lake City or Layton are still looking at Ogden as a relative value play, but at these rates and with this much inventory, the urgency that defined spring is gone.
Watch for
At the current pace — 70 closings against 447 active listings — it would take roughly 6.4 months to sell through everything on the market; if new listings continue running above 150 per month through September while closings stay in the 60–70 range, months of supply likely crosses 7 before the end of Q3, pushing the sale-to-list ratio toward the mid-97% range.
"Fifty days to close, 447 homes to choose from — Ogden's August belonged to patient buyers."
Common questions about Ogden this month
Is Ogden a buyer's or seller's market in August 2026? ▾
It's a buyer's market by most measures. With 447 active listings and only 70 closings in August, it would take about 6.4 months to sell through current inventory at that pace — anything above 6 months generally favors buyers. Median days on market hit 50, sellers are averaging about 1.6% below asking price, and 32 of last month's 70 closings required a price reduction before going under contract.
Why are homes taking so long to sell in Ogden right now? ▾
Supply has grown faster than demand all summer. Active listings climbed from 238 in March to 447 in August, while monthly closings stayed in the 60–70 range. At the same time, the 30-year rate has risen from 6.14% in February to 6.875% today, which has reduced the pool of buyers who can comfortably qualify. The combination of more homes and fewer active buyers means listings are sitting longer.
Are home prices dropping in Ogden? ▾
Not in a straight line, but they're soft. The August median sale price was $375,975, which is below June's $403,496 peak but above July's $365,000. Year over year, August 2026's median ($375,975) is slightly below August 2025's $384,500. The more telling signal is that the active shelf is priced at a median $360,000 while closings are clearing at $375,975 — meaning well-priced homes are still selling, but overpriced listings are sitting.
Which Ogden neighborhoods are seeing the most activity right now? ▾
Midtown Village led August with 4 closings at a median $370,990, though those homes sat a median 44 days before closing — a sign that even the busiest areas aren't moving fast. Bristol Farms had 3 closings at a median $703,000, also with a 44-day median. The upper end of the market, including Shadow Valley and Uintah Highlands, saw individual sales above $1 million but with limited volume to draw broad conclusions.
Should I wait for rates to drop before buying in Ogden? ▾
That's a timing call no one can make with certainty, but the math is worth understanding. At today's 6.875% rate, a $376,000 home with 20% down runs $1,976 a month in principal and interest. If rates fell back to February's 6.14%, that same payment would be $1,830 — a $146 monthly difference. What's working in a buyer's favor right now is the inventory: 447 homes on the market means more choices and more negotiating room than at any point in the past year, which partially offsets the rate headwind.
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
73 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 47 · 25th percentile 7 · 75th percentile 88
Needed a price change
Sold listings that had a recorded price change before close
32 of 73 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. Midtown Village 4 sold · $371K · 44d
- 2. Bristol Farms 3 sold · $703K · 44d
- 3. Shadow Valley 1 sold · $2,300K
- 4. Uintah Highlands 1 sold · $1,175K
- 5. Knollwood Phase 4 1 sold · $930K · 0d
August 2026 by property type
How each housing type performed last month — 73 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 73 | 96 | -23.96% | 596 | 721 | -17.34% |
| Median Sale Price | $385,000 | $384,500 | +0.13% | $375,153 | $377,421 | -0.60% |
| Median DOM | 47 | 29 | +62.07% | 29 | 31 | -6.45% |
| Sale-to-List Ratio | 98.48% | 99.49% | -1.02% | 98.62% | 98.96% | -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.