Market analytics · May 2026 archive
Plain City, 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
May 2026 · Market Analysis
Plain City's $400K–$700K homes are closing in days as the mid-range finds its footing
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The headline story in Plain City's May 2026 market is how quickly homes in the $400,000–$700,000 range are finding buyers — the median days on market for that band dropped to just 3 days, even as the overall market median settled at 20 days. That overall figure is itself a meaningful improvement from April's 27-day median, and a sharp contrast to the 64-day median Plain City posted in January 2026. Compared to May 2025, when the overall median was 14 days and the sale-to-list ratio touched 100.06%, conditions are slightly softer — but 19 closings this May versus 17 a year ago shows the volume is holding up.
Market pulse
Plain City's days-on-market reading has traced a wide arc over the past six months: it peaked at 64 days in January 2026, fell to 39 days in February, compressed further to 16 days in March, rebounded to 27 days in April, and settled at 20 days in May — a pattern that suggests the market is finding a more stable rhythm after a volatile winter. Active inventory held steady at 52 homes in May, unchanged from April and up from 37 a year ago, giving buyers more options than they had in May 2025. The sale-to-list ratio edged up to 99.28% in May from April's 99.1%, meaning sellers are recovering a bit of pricing power after a soft April. Closed volume of 19 homes in May is modestly ahead of May 2025's 17 closings, and well above the prior 12-month average of 15 closings per month.
Mortgage context
The 30-year fixed rate has climbed to 6.75% as of mid-June, up 0.25 percentage points from 6.5% thirty days ago and 0.56 percentage points above February's monthly average of 6.19% — the low point of the past several months. That trajectory is adding real dollars to monthly payments for Plain City buyers, who are financing homes in a market where the median sale price sits at $599,000. Buyers who qualify for FHA or VA financing at 6.25% have a meaningful cost advantage over conventional borrowers right now, and that gap is worth running the numbers on before locking a rate.
Payment math
On a median-priced home here — about $599,000 with 20% down — the monthly principal-and-interest payment lands at $3,108 at 6.75% — $79 more than 30 days ago at 6.5%, and $176 above the February low when rates averaged 6.19% and the payment would have been $2,932.
If you're buying
Target homes in the $400,000–$700,000 range that have been sitting past 30 days — the JDC Ranch communities (Orchards at JDC Ranch, Grove at JDC Ranch, and the newer Creekside at JDC Ranch) have all had listings linger in this band, and sellers there are more likely to negotiate than the data-wide 99.28% sale-to-list ratio suggests. For over-$700,000 homes, the median days on market was 46 days in May, so patience is rewarded — use recent comparable sales from West Park Village and Panunzio as anchors when making offers, since those closed at $725,000 and $772,500 respectively in May.
If you're selling
If your home falls in the $400,000–$700,000 range and is in good condition, price it at or just below recent comparable sales — that segment is moving in days, not weeks, and overpricing by even 2–3% risks landing you in the slower-moving pool where homes sit 30-plus days. Sellers in the over-$700,000 tier, particularly in Diamond E and River Crossing, should expect longer marketing times (the over-$700K median was 46 days in May) and price accordingly — the days of sub-10-day closings at the top of the market that Plain City saw in May 2025 are not the current reality.
Outlook
Over the next 60–90 days, Plain City is likely to see continued steady volume in the mid-$500,000s as the JDC Ranch communities keep producing move-up inventory, but rising rates — now at 6.75% and trending higher — will keep a ceiling on how aggressively buyers can stretch. Seasonal patterns in Weber County typically bring a modest inventory uptick through July as sellers who listed in spring either close or reduce, which could give buyers slightly more negotiating room by late summer. If new listings continue running near 23 per month (as they did in both January and May 2026), active inventory is unlikely to tighten meaningfully, keeping this a balanced rather than seller-dominated market.
Watch for
If the 30-year fixed rate crosses 7%, expect the over-$700,000 segment in Plain City — already sitting at a 46-day median — to slow further, with sellers in Diamond E and River Crossing facing pressure to cut asking prices to move inventory within a normal listing window.
"Speed where it counts: Plain City's bread-and-butter price band is moving fast while rates climb."
Common questions about Plain City this month
Is Plain City a buyer's or seller's market in May 2026? ▾
It depends on the price range. The $400,000–$700,000 band is effectively a seller's market — homes there closed in a median of 3 days in May. Above $700,000, the median was 46 days, which gives buyers more room to negotiate. Overall, with 52 active listings and 19 closings in May, the market sits closer to balanced than to either extreme.
Why are days on market so much faster in May than they were in January? ▾
January 2026 was Plain City's slowest month in recent memory, with a 64-day median — partly a holiday hangover and partly rate uncertainty after the winter. Spring brought more motivated buyers off the sidelines, and the JDC Ranch communities (Orchards, Grove, and Creekside) have been generating consistent, competitively priced new inventory that moves quickly. May's 20-day overall median reflects that seasonal pickup.
How are rising mortgage rates affecting Plain City home prices? ▾
The median sale price in May was $599,000, down from $655,000 in May 2025 — a roughly 8.5% decline year over year. Higher rates (now 6.75%, up from 6.19% in February) reduce what buyers can afford, which tends to pull medians down over time. That said, the $400K–$700K segment is still moving fast, suggesting price-sensitive buyers are finding value in Plain City compared to pricier Weber County alternatives.
What neighborhoods are selling fastest in Plain City right now? ▾
The JDC Ranch master-planned area — specifically Orchards at JDC Ranch and Creekside at JDC Ranch — has been the most consistent source of closings over the past several months. Orchards closed 4 homes in May at a median of $487,438, while Creekside (a newer phase) closed 3 at a median of $679,775. Grove at JDC Ranch also closed 3 homes but took longer — a median of 69 days — suggesting that segment is priced closer to the market's ceiling.
Should I wait for rates to drop before buying in Plain City? ▾
Rates have moved from a February low of 6.19% to 6.75% today, and the near-term trend is upward. Waiting for a rate drop is a timing bet — if rates fall, you can refinance, but if inventory tightens or prices recover toward May 2025 levels ($655,000 median), the savings from a lower rate could be offset by a higher purchase price. The current 52-home active inventory gives buyers more negotiating room than they had a year ago, which is a concrete advantage available right now.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
19 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 25 · 25th percentile 3 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
9 of 19 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. Orchards At Jdc Ranch 4 sold · $487K · 25d
- 2. Creekside At Jdc Ranch 3 sold · $680K · 0d
- 3. Grove At Jdc Ranch 3 sold · $668K · 30d
- 4. Panunzio 1 sold · $773K · 21d
- 5. West Park Village 1 sold · $725K · 42d
May 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 19 | 17 | +11.76% | 86 | 59 | +45.76% |
| Median Sale Price | $599,000 | $655,000 | -8.55% | $594,692 | $655,260 | -9.24% |
| Median DOM | 25 | 14 | +78.57% | 32 | 23 | +39.13% |
| Sale-to-List Ratio | 99.16% | 100.06% | -0.90% | 99.29% | 99.53% | -0.24% |
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.