Market analytics · September 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
September 2026 · Market Analysis
Payson closings fall to 12 as Arrowhead Ranch carries September
Get this report emailed every month
✓ You're in — see you next month.
Payson's housing market had 122 homes for sale in September, but just 12 closed, well under the 27 a month average of the past year. Because closings were so light, the $500,549 median home price needs a caveat, since one or two sales can move it. Buyers have the upper hand on supply: at September's pace it would take about 10 months to sell every listed home, though the 98.4% sale-to-list ratio shows sellers who priced right still got close to asking.
Market pulse
Supply is the longer story. Active listings grew from 83 in April to 122 in September, and 27 of those were added in just the past month. Closings went the other way, dropping from 21 in August to 12 in September. Arrowhead Ranch produced 3 of the 12 sales at a median $539,900, and those homes closed in a median of 3 days. Median days on market eased to 60 from August's 71, but a quarter of homes took longer than 118 days.
Mortgage context
Seven of September's 12 closings landed between $400,000 and $700,000, and that is the range where Payson buyers feel borrowing costs most. The 30-year rate is 7.5% after a 0.375-point rise in the past 30 days. The four closings under $400,000 had the longest wait, a median 132 days.
Payment math
Put 20% down on Payson's $501,000 median home and principal and interest runs $2,800 a month at 7.5%, which is $102 more than the $2,698 at 7.125% thirty days ago, and $290 above April's low, when rates averaged 6.42% and the payment would have been $2,510.
If you're buying
Homes that have sat past 60 days are where you can negotiate. The slowest September closings took 132 days under $400,000 and 155 days over $700,000. Five of the 12 closings took a price cut first, so ask what the seller has already adjusted. Arrowhead Ranch moved fast, so expect little discount there.
If you're selling
You are one of 122 listings, and the median list price of $465,000 sits below the $500,549 median sale price, so price off recent closings, not asking prices. Buyers paid about 98.4% of list, which means a 1.6% cushion off your asking price is realistic. If your home sits in Arrowhead Ranch or Brookside, use those closings as your comparison, since both have recent sales.
Outlook
Showings usually thin out from October into winter, and with 122 homes for sale, listings will likely outnumber buyers through the holidays. With rates at 7.5%, expect closings to stay near the low teens to 20s. Sellers who list now compete with September's backlog; those who wait for spring may face a smaller field.
Watch for
If closings stay near 12 a month while new listings hold around 42, inventory would pass 150 homes by January and months of supply would approach 12.
"Payson's thin September, with Arrowhead Ranch doing the heavy lifting"
Common questions about Payson this month
What is the median home price in Payson? ▾
The median home price in Payson was $500,549 in September 2026, based on only 12 closings, so it can swing from month to month. The average sale price was $544,547. The average runs higher because one home over $700,000 sold at $1,487,000. The median list price was $465,000.
Is Payson a buyer's or seller's market? ▾
Payson leaned toward buyers in September 2026. Active listings reached 122, up from 95 in August, and months of supply was about 10. Homes still sold at 98.4% of list, so well-priced homes held their value.
How much is my Payson home worth? ▾
Payson homes closed at a median $500,549 in September, at 98.4% of list, with a median 60 days on market. Your own home's value depends on recent sales of similar homes near you. Arrowhead Ranch and Brookside had September closings to compare with.
How have rates changed the monthly payment in Payson? ▾
With 20% down on the $501,000 median home, principal and interest is $2,800 a month at 7.5%. That is $102 more than a month ago and $290 more than April's $2,510. The extra cost matters most in the $400,000 to $700,000 range, where 7 of September's 12 sales landed.
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
September 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
15 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 40 · 25th percentile 5 · 75th percentile 82
Needed a price change
Sold listings that had a recorded price change before close
6 of 15 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. Arrowhead Ranch 3 sold · 40d
- 2. E Hendrickson 1 sold · 155d
- 3. Heritage Village 1 sold · 0d
- 4. Payson Farms 1 sold · 88d
- 5. Brookside 1 sold · 5d
- 6. Red Points 1 sold · 76d
- 7. Saddle Brook Estates 1 sold · 25d
- 8. Arrowhead 1 sold · 44d
September 2026 by property type
How each housing type performed last month — 13 closings total across subtypes.
Summary Statistics
| Metric | Sep-26 | Sep-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 15 | 28 | -46.43% | 244 | 235 | +3.83% |
| Median Sale Price | $499,900 | $483,250 | +3.45% | $470,727 | $462,547 | +1.77% |
| Median DOM | 40 | 56 | -28.57% | 42 | 40 | +5.00% |
| Sale-to-List Ratio | 98.54% | 98.37% | +0.17% | 99.14% | 98.88% | +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.