Market analytics · April 2026 archive
Payson, 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
Payson closings speed up in April even as inventory and rates climb.
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In April 2026, Payson's median days-on-market dropped to 36 days — down from 63 days in February and 26 days in March, landing right in the middle of that recent range and notably faster than the 45-day median recorded in April 2025. Closings came in at 27 homes, just below April 2025's 29, while active inventory reached 128 — up from 106 in March and 81 a year ago in April 2025. The combination of quicker sales and a growing supply pool signals a market where well-priced homes are moving, but buyers have meaningfully more options than they did twelve months ago.
Market pulse
Median DOM in Payson has swung considerably over the past six months: it peaked at 63 days in February 2026, fell sharply to 26 days in March, then settled at 36 days in April — a pattern that suggests buyer activity is real but uneven rather than uniformly strong. Active inventory has climbed steadily from 66 homes in December 2025 to 84 in January, 93 in February, 106 in March, and 128 in April, giving buyers a wider selection than at any point in the prior six months. New listings also accelerated, with 50 hitting the market in April — up from 42 in March and 43 in February — consistent with the typical spring listing season as shoulder-weather conditions ease. The sale-to-list ratio held at 99.45% in April, essentially flat with April 2025's 99.42%, indicating sellers are still receiving close to asking price on homes that do sell, even as the absorption rate edged up to 4.74 months.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 percentage points over the past 30 days from 6.25% — a move that adds real weight to monthly payments for Payson buyers. Rates have climbed 0.43 percentage points since February's monthly average of 6.19%, which was the softest borrowing cost of the past six months. That February dip briefly improved affordability for buyers eyeing Arrowhead Ranch and Springside Meadows price points, but the subsequent climb through March (6.48%) and April (6.42% monthly average) has largely erased that window.
Payment math
On a median-priced home today, P&I lands at $2,126/mo at 6.625% — $82/mo more than 30 days ago at 6.25%, and $95/mo above the February low when rates averaged 6.19% and P&I would have been $2,031.
If you're buying
Target homes that have been sitting past 60 days — the upper quartile of DOM in April reached 102 days, and listings in that tail (including some in Heritage Village and Peteeneet Cove) are more likely to accept concessions given the overall sale-to-list ratio on stale inventory. The under-$400K band is moving fastest, with a median DOM of just 16 days in April, so buyers in that range should be pre-approved and ready to move quickly; the $400K–$700K band at 44 days median offers more negotiating room, particularly for homes that have been on market since February or earlier.
If you're selling
With 128 active listings competing for 27 April closings, pricing discipline matters more than it did a year ago when inventory was tighter at 81 homes. Sellers in Arrowhead Ranch — where 8 homes closed in April at a median of $399,975 — should note that the community is producing volume but at prices well below the broader $400K–$700K band median of $502,500, so condition and finish level need to justify any premium ask. If your home is in the $400K–$700K range and has been listed more than 45 days without an offer, a 2–3% price adjustment is likely more effective than waiting, given that buyers now have 50 new listings per month to consider.
Outlook
Over the next 60–90 days, Payson's inventory is likely to keep building as the spring listing season continues, which should give buyers along the I-15 corridor — including those priced out of Lehi or Salem — more negotiating leverage than they had in late 2025. If the 30-year rate holds near 6.625% or drifts higher toward 7%, expect absorption to soften further and DOM to lengthen, particularly in the $400K–$700K segment where most of the market's volume sits. Sellers who price to current comps rather than last spring's peak will be better positioned; those anchoring to the $535,000 March median may find April's $415,000 median a more honest guide to where buyers are transacting.
Watch for
If the 30-year rate crosses 7%, expect Payson's absorption rate to climb past 6 months and median DOM to push back toward the 50–60 day range seen in late summer and fall 2025, as the under-$400K buyer pool — already thin at 9 closings in April — contracts further.
"Faster sales, more choices, higher borrowing costs — Payson's April pulls in three directions at once."
Common questions about Payson this month
Is Payson a buyer's or seller's market in April 2026? ▾
It's shifting toward buyer-favorable conditions. With 128 active listings and only 27 closings in April, the absorption rate sits at 4.74 months — above the 2–3 month range that characterized most of 2025. Homes are still selling close to list price (99.45% sale-to-list), but the upper quartile of listings is sitting past 100 days, which gives patient buyers real leverage.
Why did the Payson median sale price drop from $535,000 in March to $415,000 in April? ▾
The shift reflects a change in the mix of homes that closed, not a broad price collapse. In April, 9 of 27 closings were in the under-$400K band (median $349,530), compared to just 9 of 25 in March. The $400K–$700K band's median held at $502,500 in April versus $540,000 in March — a much smaller move. When lower-priced homes make up a larger share of closings, the overall median pulls down.
How is Arrowhead Ranch performing compared to the rest of Payson? ▾
Arrowhead Ranch led April volume with 8 closings — the most of any subdivision — at a median sale price of $399,975 and a median DOM of 25 days. That's faster than the citywide median of 36 days, but the price point is well below the $400K–$700K band median of $502,500, suggesting the community is moving on value rather than premium positioning. Buyers targeting Arrowhead Ranch should expect competition at the lower end of its price range.
What does the rate increase mean for my monthly payment on a typical Payson home? ▾
At today's 6.625% rate, P&I on a median-priced Payson home runs $2,126/mo. That's $82/mo more than 30 days ago when rates were at 6.25%, and $95/mo above February's low when the 30-year averaged 6.19% and P&I would have been $2,031. For buyers stretching to qualify, that $82–$95/mo swing can meaningfully affect the price range they can finance.
Are there neighborhoods in Payson where homes are sitting longer and buyers can negotiate? ▾
Yes — the upper quartile of DOM in April reached 102 days, and specific closings in Heritage Village (142 days) and Peteeneet Cove (131 days) illustrate where stale inventory exists. Buyers targeting homes past 60–90 days on market in the $400K–$700K range have the most room to negotiate, as sellers in that band have already watched 50 new listings enter the market in April alone, increasing their competition.
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
27 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 36 · 25th percentile 10 · 75th percentile 102
Needed a price change
Sold listings that had a recorded price change before close
0 of 27 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. Arrowhead Ranch 8 sold · $400K · 25d
- 2. Blackhawk 1 sold · $924K · 132d
- 3. Heritage Village 1 sold · $600K · 142d
- 4. Alice Court 1 sold · $490K · 36d
- 5. Peteeneet Cove 1 sold · $425K · 131d
April 2026 by property type
How each housing type performed last month — 27 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 27 | 29 | -6.90% | 103 | 94 | +9.57% |
| Median Sale Price | $415,000 | $475,000 | -12.63% | $481,165 | $469,872 | +2.40% |
| Median DOM | 36 | 45 | -20.00% | 43 | 44 | -2.27% |
| Sale-to-List Ratio | 99.45% | 99.42% | +0.03% | 99.38% | 99.12% | +0.26% |
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.