Market analytics · June 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
June 2026 · Market Analysis
Payson closings drop to 20 in June as Silicon Slopes-adjacent buyers wait out rate climbs
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Payson closed just 20 homes in June 2026, down from 31 in May and matching January's pace — a 35% drop that's the sharpest month-over-month pullback in the past six months. That's well below the 27-home average Payson has posted over the prior 12 months, and it comes even as active listings kept climbing, reaching 136 homes this month. Closings this light make June's $405,225 median sale price a read on a thin group of buyers rather than the broader market.
Market pulse
Active inventory has grown every month since December's 65 homes — 78 in January, 86 in February, 95 in March, 110 in April, 119 in May, and now 136 in June — while new listings held roughly flat at 43. With only 20 sales against that stockpile, June's months-of-supply reading climbed well above the 3-to-4 range Payson held from January through May, signaling inventory is building faster than closings can work through it. Days on market lengthened too, with the median at 60 days in June versus 47 in May and 26 back in March, and the sale-to-list ratio slipped to 98.78% from May's 99.48%. Price cuts also showed up more often — 8 of 20 June closings had taken one — a share worth watching now that the data has started reliably tracking it.
Mortgage context
The 30-year sits at 6.875% as of mid-July, up 0.25 percentage points from 6.625% just 30 days ago, and has climbed from February's 6.19% average through May's 6.55% to June's 6.66% monthly average. That steady upward drift is showing up directly in Payson's June numbers — fewer closings, a cooler under-$400K segment where median days-on-market stretched to 86, and zero sales over $700K for the first time in the past six months of data.
Payment math
A Payson buyer financing the $405,000 median home with 20% down is looking at $2,130 a month in principal and interest at today's 6.875%, up $54 from 30 days ago when the rate was 6.625%, and $147 above the $1,983 payment they'd have locked in back in February 2026 when rates averaged 6.19%.
If you're buying
With no closings above $700K in June and the under-$400K band now sitting at a 86-day median days-on-market, buyers have room to negotiate on entry-level inventory — 8 of the 20 June sales carried a prior price cut, so ask about listing history before you offer. Target homes past 60 days (June's median) since sellers there are more open to movement, and check whether the list-to-sale gap (98.78% this month) has widened enough to justify a below-list opener.
If you're selling
Pricing has to acknowledge that June buyers closed 32 fewer dollars-per-square-foot deals than May's mix — with zero sales over $700K, anything priced above that line needs to compete on its own for a much thinner buyer pool. If your home has sat past 60 days, a price adjustment now beats waiting through late summer as rates climb toward 7%; look at what actually closed in Arrowhead Ranch or Hiatt Creek this spring before setting your number.
Outlook
With rates already at 6.66% for June's monthly average and climbing toward 6.875% today, expect the slower closing pace to persist into late summer even as warm alpine-zone weather keeps listings coming. Sellers competing against 136 active listings — more than double December's 65 — should plan for longer marketing times, especially outside the $400,000–$700,000 band that's still absorbing most of the demand. Buyers who can wait out the highest-rate stretch may find more room to negotiate as September approaches and inventory has had more time to season.
Watch for
If the 30-year keeps climbing toward 7% through August the way it has from February's 6.19% average, expect June's already-thin 20-sale pace to soften further into the fall rather than rebound with the usual summer bump.
"Payson's quietest June in recent memory, with inventory still climbing"
Common questions about Payson this month
Is Payson a buyer's or seller's market in June 2026? ▾
It's tilting toward buyers. Active listings hit 136 in June against only 20 closings, pushing months-of-supply well above the 3-to-4 range Payson held earlier in the year, and the sale-to-list ratio slipped to 98.78% from 99.48% in May. Sellers still get close to asking on well-priced homes, but the days-on-market climb to 60 shows less urgency than spring.
Why did Payson's median sale price drop in June 2026? ▾
Part of it is mix: no homes over $700,000 closed in June, compared to three in May, which pulls the median down mechanically. With only 20 sales total, June's $405,225 median reflects a small, price-sensitive group of closings rather than a market-wide value shift.
How much has the 30-year mortgage rate affected Payson home payments this year? ▾
Rates bottomed at 6.19% in February 2026 and have climbed to 6.875% today, adding about $147 a month to the payment on a median-priced $405,000 home with 20% down. Just in the past 30 days, the move from 6.625% to 6.875% added $54 to that monthly payment.
Are sellers cutting prices in Payson right now? ▾
Yes — 8 of the 20 homes that closed in June had taken a price cut before selling, a meaningfully higher share than earlier in the year now that the data reliably tracks this. Combined with the jump to 86 median days-on-market in the under-$400,000 band, it points to softer demand at the entry-level price point specifically.
Should I wait for rates to drop before buying in Payson? ▾
Rates have moved in one direction since February, climbing from 6.19% to 6.875%, so waiting hasn't paid off this year. With 136 active listings and slower June sales, buyers may have more negotiating room now on days-on-market and price than they'll have once the usual fall pullback in new listings sets in.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
21 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 54 · 25th percentile 37 · 75th percentile 95
Needed a price change
Sold listings that had a recorded price change before close
8 of 21 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. Hiatt Creek 3 sold · $408K · 221d
- 2. Springside Meadows 1 sold · $595K
- 3. Alice Court 1 sold · $575K
- 4. Saddlebrook Estates Plat J 1 sold · $560K
- 5. Evolve Twin Home Estates 1 sold · $497K
June 2026 by property type
How each housing type performed last month — 18 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 21 | 31 | -32.26% | 155 | 156 | -0.64% |
| Median Sale Price | $408,325 | $435,000 | -6.13% | $473,463 | $463,365 | +2.18% |
| Median DOM | 54 | 22 | +145.45% | 46 | 35 | +31.43% |
| Sale-to-List Ratio | 98.69% | 99.01% | -0.32% | 99.27% | 98.84% | +0.44% |
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.