Market analytics · August 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
August 2026 · Market Analysis
Payson closings slow to a 73-day median as pricier homes carry August's numbers.
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Homes in Payson took a median 73 days to sell in August, up from 26 days in July and nearly double June's 54 — the slowest pace in the past six months. Only 18 homes closed, down from 33 in July and well below the 27-sale average of the past year, so this is a market cooling off even as summer selling weather holds. The $622,000 median sale price looks like a jump from July's $455,796, but with just 18 closings and six of them over $700,000, that number reflects which homes sold more than any broad price gain.
Market pulse
Active listings have grown every month since December's 64 homes, reaching 123 in August — up from 109 in July and nearly double where the year started. New listings, meanwhile, slipped to 35 in August from 47 in July, so the shelf is still filling even as fresh supply cools. Sale-to-list ratio dropped to 97.74%, the softest reading in six months, and the under-$400,000 band alone took a median 79 days to close. With sales this light against that much standing inventory, it would take well over half a year at August's pace to work through what's listed.
Mortgage context
The 30-year averaged 6.16% back in February and has climbed most months since, reaching 6.77% in August and now sitting at 6.875% today, up 0.125 percentage points over the past 30 days. That climb is landing at the same time closings have slowed, suggesting some buyers are sitting on the sidelines rather than stretching for August's higher-priced mix.
Payment math
Financing August's $622,000 median home with 20% down runs $3,269 a month at 6.875%, which is $41 more than the $3,227 payment 30 days ago at 6.75% and $234 above February's low of $3,035, when rates averaged 6.16%.
If you're buying
With only 3 of 18 August closings going above asking and 13 selling below list, buyers have real room to negotiate — especially past the 73-day median, where sellers are more likely to deal. Look hard at Brookside, where three homes closed at a median 68 days and $480,000, and don't anchor to the $465,000 list-price median since actual closings ran well above it this month.
If you're selling
Fourteen of August's 18 sales came after a price cut, so pricing right the first time matters more than ever — homes sitting past 73 days are increasingly the ones getting discounted to sell. If you're not in the over-$700K bracket carrying this month's price gains, price closer to July's $455,796 median than August's $622,000, which was skewed by six higher-end closings.
Outlook
Expect the slower pace to continue into fall — rates near 6.875% and a 123-home shelf give buyers little reason to rush, and days on market should stay elevated unless sellers adjust. Watch whether August's high-end mix (six sales over $700,000) repeats or was a one-month blip; if it fades, September's median price likely drifts back toward the $450,000-$500,000 range that's been more typical this year.
Watch for
If new listings keep running below 40 a month while active inventory keeps climbing past 123, months-of-supply likely pushes toward 8 or 9 by year-end, tilting negotiating power further toward buyers.
"Payson's slowdown month, dressed up by a pricier mix"
Common questions about Payson this month
Is Payson a buyer's or seller's market in August 2026? ▾
Leverage has shifted toward buyers. Homes took a median 73 days to sell, sale-to-list ratio dropped to 97.74%, and 13 of 18 closings went below asking price. Active inventory at 123 homes is the highest of the past year, giving buyers more room to negotiate.
Why did Payson's median sale price jump to $622,000 in August? ▾
It's mostly about which homes sold, not a broad price increase. Only 18 homes closed, six of them over $700,000, compared to July's 33 sales with just one over $700,000. Look at the $400,000-$700,000 band instead, where the median sale was $590,050, closer to the recent trend.
How much has financing a home in Payson gone up this year? ▾
On the current $622,000 median home with 20% down, the monthly payment is $3,269 at today's 6.875% rate, up $234 from February's $3,035 when rates averaged 6.16%. Rates have climbed most months since, from 6.16% in February to 6.77% in August.
Are sellers cutting prices in Payson right now? ▾
Yes — 14 of the 18 homes that closed in August had a price reduction before selling, the highest share seen this year. With inventory at 123 active listings and days on market up to 73, pricing accurately from the start matters more than it did earlier in the year.
Which Payson neighborhoods are seeing the most sales this month? ▾
Brookside led August with 3 closings at a median $480,000 and 68 days on market, followed by Payson View South with 2 sales at a median $842,500. Arrowhead Ranch, typically Payson's most active subdivision, saw only 2 sales in August after leading most of the summer.
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
August 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 71 · 25th percentile 28 · 75th percentile 85
Needed a price change
Sold listings that had a recorded price change before close
15 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. Arrowhead Ranch 3 sold · $565K
- 2. Brookside 3 sold · $480K · 68d
- 3. Payson View Estates 2 sold · $988K · 52d
- 4. Payson View South 2 sold · $843K · 16d
- 5. Ridge 1 sold · $1,830K · 79d
August 2026 by property type
How each housing type performed last month — 21 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 21 | 23 | -8.70% | 212 | 208 | +1.92% |
| Median Sale Price | $615,000 | $485,000 | +26.80% | $483,351 | $459,014 | +5.30% |
| Median DOM | 71 | 46 | +54.35% | 45 | 37 | +21.62% |
| Sale-to-List Ratio | 97.87% | 99.54% | -1.68% | 99.21% | 98.96% | +0.25% |
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.