Market analytics · April 2026 archive
Park City, 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
Park City's post-ski-season reset: median price pulls back as buyers gain room to negotiate.
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April 2026 brought a notable price reset to Park City: the median sale price fell to $1,553,375, down 37.6% from March's $2,490,000 — a sharp month-over-month retreat that reflects both a mix shift toward lower-priced closings and the natural softening that follows the end of ski season. Compared to April 2025, when 80 homes closed at a $2,000,000 median, this April saw 72 closings at a median 22% lower, with the sale-to-list ratio slipping from 96.59% to 95.34%. Active inventory reached 795 homes, up from 574 in April 2025, giving buyers meaningfully more options than they had a year ago.
Market pulse
Active inventory has climbed steadily from 604 homes in November 2025 to 795 in April 2026, with new listings running at 124 in April after a strong 145 in March — the spring listing season is clearly underway. The sale-to-list ratio has softened from a December high of 98.14% to 95.34% in April, meaning the typical Park City seller is now accepting roughly 4.7 cents on the dollar below asking price. Days on market at the median held at 33 days in April, relatively stable compared to 28 in March and 36 in February, though the 75th-percentile home is sitting 125 days — indicating that slower-moving inventory is genuinely stale. Of the 72 homes that closed in April, only 2 sold above list price, while 54 sold below, a ratio that underscores how firmly negotiating leverage has shifted toward buyers since the December peak.
Mortgage context
The 30-year conventional rate sits at 6.625% today, up 0.375 points over the past 30 days from 6.25% — a move that adds real weight to already-elevated Park City payment obligations. For context, rates have climbed 0.43 percentage points from February's monthly average of 6.19%, which was the softest borrowing environment of the past six months. Jumbo financing, which applies to the majority of Park City transactions, is priced at 7.375% — a meaningful premium over conforming rates that further compresses the buyer pool at the upper end of the Deer Valley and Promontory corridors.
Payment math
On a median-priced home today, P&I lands at $7,957/mo at 6.625% — $306/mo more than 30 days ago at 6.25%, and $354/mo above the February low when rates averaged 6.19% and P&I would have been $7,603.
If you're buying
Target homes in the Prospector Park and Summit Park Subdivision areas that have been sitting past 90 days — the sale-to-list ratio on stale inventory is tracking well below the market-wide 95.34%, and sellers who listed into March's optimism are now facing a different reality. In the over-$700K band, where 59 of April's 72 closings occurred, the median sale came in at $2,040,000 against a market-wide median list of $2,950,000, so there is room to open negotiations meaningfully below ask on properties that haven't moved since the ski lifts closed at Park City Mountain Resort and Deer Valley.
If you're selling
Sellers in Park City need to price to April's reality, not March's — the $2,490,000 March median was driven by a different mix of closings, and buyers in the current shoulder-season environment are well aware that 795 active listings are competing for 72 monthly closings. Homes in Jeremy Ranch and Silver Creek that are priced within 3–5% of recent comparable sales are moving in under 30 days; those priced to last season's peak are landing in the 75th-percentile DOM bucket at 125+ days. If you can differentiate on condition or views, price at market and hold — if you can't, a 2–3% concession at list is cheaper than a price reduction after 60 days.
Outlook
Over the next 60–90 days, Park City typically sees a modest uptick in transaction volume as second-home buyers who deferred decisions during ski season re-engage, but the combination of 795 active listings, a 95.34% sale-to-list ratio, and rising jumbo rates near 7.375% means sellers should not expect a demand-driven recovery. Inventory will likely continue building through May and June as new listings outpace closings — the same pattern visible from February through April. Buyers who are financing at jumbo rates face a meaningful affordability headwind, and cash buyers from the Wasatch Front or California markets will have the most leverage in negotiations at Canyons Village and Promontory-area properties.
Watch for
If the 30-year jumbo rate crosses 7.75% or the conforming rate holds above 6.75% through summer, expect months-of-supply to push past 13 in Park City as the second-home buyer pool — already rate-sensitive — pulls back further and active inventory continues its climb toward 900 homes.
"Park City's shoulder-season correction — inventory builds, buyers push back, and the median retreats from March's peak."
Common questions about Park City this month
Is Park City a buyer's or seller's market in April 2026? ▾
The data points clearly toward buyers. With 795 active listings and only 72 closings in April, absorption sits at roughly 11 months of supply — well above the 6-month threshold that typically defines a buyer's market. The sale-to-list ratio of 95.34% and just 2 above-list closings out of 72 confirm that sellers are routinely accepting discounts.
Why did the Park City median sale price drop so sharply from March to April? ▾
The March median of $2,490,000 was elevated partly by the mix of closings that month — 70 of 81 sales were in the over-$700K band, with several high-end Promontory and Old Town transactions closing. April's 72 closings included 8 in the under-$400K range (compared to 3 in March), which pulled the median down to $1,553,375. This is a mix-shift effect as much as a price-level change, though softening demand is also a factor.
How does the end of ski season affect Park City home sales? ▾
Park City's market follows a pronounced ski-season cadence. Transaction volume and pricing tend to peak in the fall pre-season (October saw 113 closings) and again in late winter as ski-season buyers close before the lifts stop. April marks the shoulder-season transition — snowmelt and mud season on the Summit County bench — when second-home demand softens and inventory builds. The 124 new listings in April versus 72 closings illustrates this seasonal imbalance.
What price range is moving fastest in Park City right now? ▾
The over-$700K segment dominated April with 59 of 72 closings, and the median DOM for that band was 27 days — faster than the overall market median of 33 days. The $400K–$700K band saw only 5 closings at a median of $455,000, while the under-$400K band had 8 closings at a $315,000 median, largely condos and fractional units in areas like Pioche Village and Powderwood at Landmark.
Should I wait for rates to drop before buying in Park City? ▾
At today's 6.625% conventional rate (and 7.375% jumbo), P&I on a median-priced Park City home runs $7,957/month — $354/month above February's low when rates averaged 6.19%. With 795 active listings and sellers accepting an average 4.7% discount from list, buyers who can negotiate a lower purchase price may offset some of the rate cost now rather than waiting for rate relief that may not arrive on a predictable schedule. That said, the inventory trend and rate trajectory both favor patience for buyers who are not under time pressure.
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
72 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 33 · 25th percentile 5 · 75th percentile 125
Needed a price change
Sold listings that had a recorded price change before close
2 of 72 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. Elevation At Canyons Village 2 sold · $8,245K · 0d
- 2. Park City 2 sold · $2,562K · 5d
- 3. Prospector Park 2 sold · $2,070K · 149d
- 4. Summit Park Subdivision 2 sold · $1,463K · 25d
- 5. Bear Hollow Village 2 sold · $1,345K · 4d
April 2026 by property type
How each housing type performed last month — 72 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 72 | 80 | -10.00% | 255 | 306 | -16.67% |
| Median Sale Price | $1,553,375 | $2,000,000 | -22.33% | $1,985,620 | $2,242,439 | -11.45% |
| Median DOM | 33 | 37 | -10.81% | 40 | 32 | +25.00% |
| Sale-to-List Ratio | 95.36% | 96.59% | -1.27% | 96.61% | 96.79% | -0.19% |
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.