Market analytics · April 2026 archive
Orem, 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
Orem's spring listings build while buyers weigh a steeper mortgage tab
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Active inventory in Orem reached 186 homes in April 2026, up 18.5% from March's 157 and the highest count since last summer's peak — a meaningful shift for a city that spent most of the winter with fewer than 145 homes on the market. New listings also accelerated, with 75 homes entering the market in April compared to 67 in March and just 37 in December, signaling that sellers are responding to the traditional spring window. Against that supply build, closings came in at 40 — down from 49 in March and below April 2025's 50 — so the gap between available homes and completed transactions is widening.
Market pulse
Active inventory in Orem has climbed steadily since the December trough of 136 homes, moving to 139 in January, 144 in February, 157 in March, and 186 in April — a 37% increase over four months. Days on market compressed sharply over the same stretch: median DOM fell from 61 days in December to 58 in January, 44 in February, 23 in March, and 22 in April, suggesting that well-priced homes are still moving quickly even as the overall pool grows. The sale-to-list ratio edged up to 98.87% in April from 98.70% in March, meaning sellers of homes that do close are capturing nearly full ask — but the count of homes sold below list (20 in April) now equals the count sold above list (11) plus at list (9), a balance that reflects a market where pricing discipline matters more than it did a year ago, when the ratio was 99.67%. New listings running at 75 per month against 40 closings means supply is accumulating, and absorption has moved to 4.65 months — up from 3.20 in March and 2.56 in April 2025.
Mortgage context
The 30-year fixed rate now sits at 6.625%, up 0.375 pp over the past 30 days from 6.25% — a move that adds real weight to monthly budgets for Orem buyers. Rates have climbed 0.43 percentage points from February's monthly average of 6.19%, which was the softest borrowing cost in the past seven months, and the trajectory since March has been consistently upward: 6.48% in March, 6.42% in April, and now 6.625% at the spot level. For buyers financing near the current median, that February-to-now climb translates to a measurable increase in the monthly payment, making the rate environment one of the cleaner explanations for why closings have softened even as listings have grown.
Payment math
On a median-priced home today, P&I lands at $2,728/mo at 6.625% — $105/mo more than 30 days ago at 6.25%, and $122/mo above the February low when rates averaged 6.19% and P&I would have been $2,606.
If you're buying
Target homes that have been active 45 days or longer — with 20 of 40 April closings coming in below list price and the sale-to-list ratio on the broader pool well under 99%, stale inventory in the $400K–$700K band (where 31 of 40 closings landed) is negotiable in a way it wasn't a year ago. Neighborhoods like Lakeview and the Ridge corridor have shown up consistently in monthly closings, so watch those pockets for price reductions; the under-$400K segment is thin (only 6 closings in April) but median DOM there ran 55 days, which is leverage for a patient buyer. If you're considering a move from a pricier market like Lehi or Draper along the Silicon Slopes corridor, Orem's current absorption of 4.65 months gives you more time to negotiate than you'd have had six months ago.
If you're selling
With 186 active listings competing for 40 buyers in April, pricing at or slightly below the most recent comparable sale — rather than anchoring to last spring's 99.67% sale-to-list environment — is the faster path to a contract. Homes in the $400K–$700K range are where demand is concentrated (31 of 40 April closings), so sellers in that band who present well and price sharply can still expect a 22-day median DOM; sellers above $700K saw only 3 closings in April and should plan for a longer campaign. If your home is in an established neighborhood like Lakeview or near the BYU-adjacent corridors in north Orem, lean on commute convenience and walkability in your marketing — those are the attributes that differentiate in a supply-building environment.
Outlook
Over the next 60–90 days, Orem's inventory is likely to keep building as the spring listing season runs through June; if new listings continue at the 67–75/month pace seen in March and April while closings remain in the 40–50 range, active count could approach or exceed 200 homes by early summer. Rate direction is the key variable: the 30-year has moved from 6.19% in February to 6.625% today, and any further climb toward 7% would put additional pressure on the $500K–$550K median, where the monthly P&I is already $122 above February's low. Buyers who can act before summer rate volatility peaks may find the current 4.65-month supply environment more favorable than what a tighter-inventory fall market could bring if rates ease and demand returns.
Watch for
If the 30-year fixed rate crosses 7%, expect Orem's absorption rate to push past 6 months and the sale-to-list ratio to slip below 98% as the $400K–$700K segment — which drove 78% of April closings — loses its most rate-sensitive buyers.
"More homes, fewer closings — Orem's spring inventory story is just getting started."
Common questions about Orem this month
Is Orem a buyer's or seller's market in April 2026? ▾
It's shifting toward buyer-friendly conditions. Absorption reached 4.65 months in April — up from 2.56 a year ago — and 20 of 40 closings came in below list price. That said, median DOM is still just 22 days for homes that do sell, so well-priced listings in the $400K–$700K range are not sitting. The balance of power depends heavily on price point and condition.
Why are there more homes for sale in Orem but fewer closings? ▾
New listings accelerated to 75 in April (up from 37 in December), while the 30-year rate climbed to 6.625% — $122/mo above February's low on a median-priced home. That combination means supply is building faster than demand can absorb it. The result is a 4.65-month supply, compared to 2.56 months in April 2025.
What price range is selling fastest in Orem right now? ▾
The $400K–$700K band is where nearly all the action is: 31 of 40 April closings fell in that range, with a median sale price of $538,900 and a median DOM of 22 days. The over-$700K segment saw only 3 closings, and the under-$400K segment had 6 closings but a median DOM of 55 days — meaning budget-end and luxury homes are both slower to move.
How does Orem's spring market compare to a year ago? ▾
April 2025 had 50 closings, 128 active listings, and a sale-to-list ratio of 99.67% — a noticeably tighter market. April 2026 has 40 closings, 186 active listings, and a 98.87% sale-to-list ratio. Buyers have more choices and slightly more negotiating room, though the median sale price of $532,500 is up modestly from $528,500 a year ago.
Should I wait for rates to drop before buying in Orem? ▾
Rates have moved from 6.19% in February to 6.625% today, and the near-term trajectory is upward. If rates ease, more buyers will re-enter the market and compete for the same inventory — potentially pushing prices and sale-to-list ratios back toward last year's levels. Buyers who can qualify now and target homes with 45+ days on market may find better negotiating conditions today than in a lower-rate, higher-competition environment later.
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
41 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 22 · 25th percentile 6 · 75th percentile 54
Needed a price change
Sold listings that had a recorded price change before close
0 of 41 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. Lakeview 2 sold · $526K · 25d
- 2. Ridge 2 sold · $467K · 13d
- 3. North Ridge 1 sold · $935K · 5d
- 4. Jones 1 sold · $885K · 8d
- 5. Kirks Fruit Ranch 1 sold · $715K · 21d
April 2026 by property type
How each housing type performed last month — 41 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 41 | 50 | -18.00% | 181 | 170 | +6.47% |
| Median Sale Price | $535,000 | $528,500 | +1.23% | $499,059 | $518,650 | -3.78% |
| Median DOM | 22 | 22 | 0.00% | 37 | 29 | +27.59% |
| Sale-to-List Ratio | 98.89% | 99.67% | -0.78% | 98.56% | 99.05% | -0.49% |
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.