Market analytics · July 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
July 2026 · Market Analysis
Orem sales cool to 43 in July as rate hikes and rising supply meet mid-summer
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Closed sales in Orem fell to 43 in July, down 22% from June's 55 and well off the 62 that closed in July 2025 — the clearest sign yet that summer demand is cooling here. Meanwhile active listings kept climbing, reaching 227, up from 191 in June and more than 87% above February's 121. With 90 new listings added against just 43 sales, the balance of power is shifting toward buyers even as the median sale price held near $502,000.
Market pulse
Active inventory has nearly doubled since February's 121, climbing month over month to 137 in April, 172 in May, 191 in June, and now 227 in July — the fastest sustained build in this stretch. Sold counts, by contrast, have bounced without a clear direction: 41 in April, 46 in May, 55 in June, then back down to 43 in July, a pace running about 19% below the trailing 12-month average of 53. Days on market ticked up slightly to 20 from June's 18, and the sale-to-list ratio slipped to 98.5% from 99.09% in May, both consistent with listings taking a bit more convincing to move. At July's pace it would take roughly 5 months to sell through current inventory, up from under 3 months back in February.
Mortgage context
The 30-year rate has climbed steadily from 6.19% in February to 6.79% in July's average, and now sits at 6.875% as of early August, up 0.25 percentage points in the past 30 days. That climb is starting to show up in closings — July's sold count of 43 was the softest of the year outside the winter slowdown, suggesting some buyers are pausing rather than stretching for a higher payment.
Payment math
A $502,000 median home in Orem with 20% down now runs $2,638 a month in principal and interest at 6.875%, $67 more than the $2,571 payment at 6.625% just 30 days earlier. That's $181 above the $2,457 payment buyers would have locked in back in February 2026, when the 30-year averaged 6.19%.
If you're buying
Sold counts fell to 43 in July from 55 in June, a 22% drop, even as active listings climbed to 227 — that gap favors patience. Target listings sitting past the 37-day mark (the top quarter of this month's market), since 25 of 43 July closings went below list. In Carrara Villas Amd and similar $700K-plus streets, sellers took a median 39 days, so there's room to negotiate on price or closing costs before rates climb further.
If you're selling
Closings dropped to 43 from June's 55 while 90 new listings hit the market, so competition for buyer attention is real — price close to what The Ponds and Payton Crossing buyers actually paid ($715,000 and $995,000), not last month's asking prices, since the sale-to-list ratio slipped to 98.5%. Nineteen of July's 43 closings needed a price cut first, so building in a realistic number from day one beats chasing the market down later.
Outlook
With rates already at 6.875% and trending up 0.25 percentage points in a month, expect closings to stay in the low-to-mid 40s through August rather than rebound toward June's 55. Inventory at 227 gives buyers more room to negotiate than they've had since before spring, and sellers who don't adjust pricing to match June and July's closed numbers — not April's — risk longer waits. The usual late-summer slowdown as Alpine School District families finish move-timing before the school year could compound the rate pressure.
Watch for
If the 30-year crosses 7% before September, expect months-of-supply in Orem to push toward 6, a level this market hasn't approached since before this data series began tracking 2025.
"Orem's supply catches up to demand just as rates tick past 6.8%"
Common questions about Orem this month
Is Orem a buyer's or seller's market in July 2026? ▾
It's tilting toward buyers. Active listings reached 227 in July, up from 191 in June and nearly double February's 121, while closed sales fell to 43 from 55 the prior month. With 19 of those 43 closings needing a price cut and the sale-to-list ratio at 98.5%, buyers have more negotiating room than they've had all spring.
Why did home sales slow down in Orem this July? ▾
Closings dropped to 43 in July from 55 in June, a 22% decline, while the 30-year mortgage rate climbed to 6.875%, up 0.25 percentage points in just the past 30 days. Rates have been rising steadily since February's 6.19% average, adding real cost to monthly payments and likely cooling some buyer urgency.
How much does a median-priced home in Orem cost per month right now? ▾
A $502,000 home with 20% down runs about $2,638 a month in principal and interest at today's 6.875% rate. That's $67 more than 30 days ago and $181 above what the same payment would have been in February 2026 when rates averaged 6.19%.
Are home prices dropping in Orem? ▾
The median sale price sits at $502,000 in July, close to June's $500,000 but below May's $541,950 peak. With sold counts running below the trailing 12-month average of 53, prices are best read off recent comparable sales rather than one month's median alone.
How long are homes taking to sell in Orem this summer? ▾
The median was 20 days in July, up slightly from 18 in June but still much faster than December's 61-day median. A quarter of homes sold within 7 days, while the slowest quarter took 37 days or more, so pricing and condition still matter a lot for how fast a listing moves.
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
46 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 20 · 25th percentile 7 · 75th percentile 44
Needed a price change
Sold listings that had a recorded price change before close
20 of 46 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. Wood Estates 2 sold · $420K
- 2. Breton Woods 1 sold · $1,174K · 1d
- 3. Stonewood 1 sold · $1,078K
- 4. Payton Crossing 1 sold · $995K · 49d
- 5. Carrara Villas Amd 1 sold · $760K · 29d
July 2026 by property type
How each housing type performed last month — 45 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 46 | 62 | -25.81% | 328 | 346 | -5.20% |
| Median Sale Price | $501,000 | $505,000 | -0.79% | $505,504 | $509,033 | -0.69% |
| Median DOM | 20 | 23 | -13.04% | 28 | 25 | +12.00% |
| Sale-to-List Ratio | 98.61% | 98.85% | -0.24% | 98.51% | 98.98% | -0.47% |
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.