Market analytics · July 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
July 2026 · Market Analysis
Payson homes move twice as fast in July even as inventory tops 138
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Homes in Payson sold in a median 26 days in July, down from 54 in June and matching March's pace — a shift that came even as active listings kept climbing to 138. That combination, fast sales alongside a growing shelf of inventory, points to a market still favoring sellers on well-priced homes while buyers get more to choose from. The 29 closings this month essentially matched July 2025's 29, but the median sale price moved from $415,000 a year ago to $464,600 now.
Market pulse
Median days on market swung from 63 in February to 26 in March, back up to 54 in June, and now down to 26 again in July — a bounce that tracks more with the mix of homes closing than any steady trend. Active inventory has climbed every month since December's 65 homes, reaching 138 in July, while new listings held in the mid-40s. Sold counts recovered from June's 21 to July's 29, and the sale-to-list ratio ticked up to 99.7% from 98.69% in June, suggesting the homes that are priced right are still getting close to full ask. Price cuts also became a bigger part of the picture, with 11 of July's 29 closings involving a price reduction before sale.
Mortgage context
The 30-year averaged 6.79% in July after climbing from 6.19% in February, and now sits at 6.875% today, up 0.25 percentage points from 6.625% thirty days ago. That 30-day move adds $62 a month to the payment on a median-priced home, a 2.6% increase that's nudging some buyers to move faster before rates climb further.
Payment math
A median Payson home at $465,000 with 20% down runs $2,442 a month in principal and interest at today's 6.875% rate, up $62 from $2,380 just 30 days ago at 6.625%, and $168 above the $2,274 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
With median days on market back down to 26 and homes in the $400K-$700K band closing in 27 days, don't expect much room to negotiate on fresh listings — the sale-to-list ratio sits at 99.7%. Your leverage is with the 11 homes this month that took a price cut before selling, and with anything still sitting past the 50-day mark (the top quartile). Arrowhead Ranch and Springside Meadows both had multiple closings this month if you want a read on what's actually trading in your price range.
If you're selling
Homes are moving fast again — median days on market fell from 54 in June to 26 in July — so price at or near recent sales in your subdivision rather than testing the market high. The median list price of $475,000 sits close to the $464,600 median sale, meaning overpricing gets punished quickly; 11 of July's closings needed a price cut first. Brookside and Meadow Lane both saw homes close inside 53 days, a useful benchmark if you're prepping a listing nearby.
Outlook
With rates already at 6.875% and climbing toward the 6.88% August average, expect buyer urgency to stay uneven — some rushing to lock in before further increases, others waiting out the warm-weather selling season for price relief. Inventory at 138 gives buyers more leverage on anything sitting past 50 days, but well-priced homes in the $400K-$700K band, which accounted for 20 of July's 29 sales, should keep closing quickly. If new listings hold near 47 a month while sold counts stay around 29, look for active inventory to keep climbing into fall.
Watch for
If the 30-year crosses 7% in August, expect the recent pickup in days-on-market speed to reverse, pushing the median back toward June's 54-day pace as buyers slow down.
"Payson speeds up while the shelf keeps growing"
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
33 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 26 · 25th percentile 11 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
12 of 33 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 · $523K · 23d
- 2. Brookside 3 sold · $410K · 28d
- 3. Springside Meadows 3 sold · $380K · 63d
- 4. Meadow Lane 2 sold · $475K · 53d
- 5. Villages At Arrowhead Park 2 sold · $345K · 40d
July 2026 by property type
How each housing type performed last month — 33 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 33 | 29 | +13.79% | 190 | 185 | +2.70% |
| Median Sale Price | $455,796 | $415,000 | +9.83% | $469,017 | $455,784 | +2.90% |
| Median DOM | 26 | 41 | -36.59% | 42 | 36 | +16.67% |
| Sale-to-List Ratio | 99.66% | 99.13% | +0.53% | 99.32% | 98.88% | +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.