Market analytics
Pleasant Grove, 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
Pleasant Grove closings speed up in August even as the shelf hits 110 homes
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The most interesting thing about Pleasant Grove's August wasn't the price — it was the pace. Median days on market fell to 21 in August, down from 30 in July and 38 in June, meaning the homes that did sell moved noticeably faster even as the overall shelf grew to 110 active listings. Only 17 homes closed, matching July's count and running well below the 36 that closed in August 2025, so the speed story applies to a select group of transactions rather than the whole market. The gap between what sellers are asking ($602,000 median list price) and what's actually closing tells the real story: the homes finding buyers are concentrated in the under-$400K range, which accounted for 9 of the 17 closings.
Market pulse
Active inventory has climbed every month since March's 56 homes, reaching 63 in April, 58 in May, 70 in June, 94 in July, and now 110 in August — nearly double the spring floor. Closings have not kept pace: the market went from 37 sales in March to 34 in April, 27 in May, 18 in June, and has held at 17 for both July and August. At August's sales pace, it would take about six and a half months to sell every home currently listed, a meaningful shift from the one-and-a-half months of supply back in March. The sale-to-list ratio of 100.76% in August is a bright spot — the homes that did close went for slightly above asking — but that figure reflects a small, self-selected group of well-priced properties, not the broader active shelf where the median list price sits $229,000 above the median closing price.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% average, reaching 6.77% in August and ticking up further to 6.875% at the current spot. That 0.125-percentage-point move over the past 30 days is modest on its own, but the cumulative climb since February — 0.74 percentage points — has meaningfully changed the math for buyers financing in the $500K–$600K range that dominates Pleasant Grove's active shelf. FHA at 6.375% and VA at 6.5% remain the more accessible paths for buyers who qualify, and the spread between those programs and conventional is wide enough to matter on a $450K purchase.
Payment math
Finance a $373,000 home — August's median sale price — with 20% down, and the monthly principal and interest payment comes to $1,960 at today's 6.875% rate, $25 more than 30 days ago at 6.75%, and $144 above the February low when rates averaged 6.14% and that same loan would have run $1,816 a month.
If you're buying
With 110 homes on the market and only 17 closing per month, buyers have real room to negotiate — especially on anything sitting past 45 days. Cambria condos closed at a median $305,000 after 61 days on market, which illustrates the kind of leverage available on stale inventory in the sub-$400K range. If you're targeting the $400K–$700K band along the I-15 corridor near Pleasant Grove's established neighborhoods, note that only 3 homes closed there in August — recent comparable sales are thin, so anchor your offer to the last 90 days of data rather than the active list prices, which are running well above what's actually transacting.
If you're selling
The homes closing in August went for 100.76% of list price on average, but that average is carried by a handful of well-positioned properties — 9 of 17 closings went below asking. Price to where the market is clearing, not where the active shelf is sitting: the $602,000 median list price is not where buyers are writing checks right now. Bryton Estates closed at $1,475,000 in just 2 days on market in August, which shows that move-in-ready, correctly priced luxury product still finds buyers quickly — but homes that need to chase the market down are taking 60-plus days and still cutting price before closing.
Outlook
September typically brings a modest pullback in new listings as the summer selling season winds down, which could keep active inventory from climbing much beyond 110. But with closings running at 17 per month and rates near 6.875%, the supply-demand gap isn't closing fast — buyers who were priced out of Lehi or American Fork and looking at Pleasant Grove as an alternative will find more choices here than at any point this year. If rates hold near current levels through October, expect days on market to drift back toward the 25–35 range as the urgency of warm-weather showings fades.
Watch for
At the current pace of new listings averaging around 36–47 per month against only 17 closings, active inventory could cross 130 homes by October if that imbalance holds — which would push the months-of-supply figure above 7.5 and likely drag the sale-to-list ratio back below 99%.
"Faster contracts, fuller shelves — Pleasant Grove's August split the difference between buyer leverage and seller resilience."
Common questions about Pleasant Grove this month
Is Pleasant Grove a buyer's or seller's market in August 2026? ▾
It's a buyer's market by most measures. With 110 active listings and only 17 closings in August, there's about six and a half months of supply — well above the four-month threshold that typically marks the shift toward buyer leverage. The median list price of $602,000 sits far above the $373,000 median closing price, which tells you the active shelf is priced for a different market than what's actually transacting.
Why is the median sale price so much lower than the median list price in August? ▾
The mix of what's closing is skewing the numbers. Nine of the 17 August closings were in the under-$400K range — condos, townhomes, and smaller homes — while the higher-priced listings are sitting longer and not closing. The active shelf is dominated by homes listed above $500K, but buyers are transacting most actively at the lower end, pulling the median sale price down to $373,000 against a $602,000 median list price.
How long are homes taking to sell in Pleasant Grove right now? ▾
The median was 21 days in August, which is faster than July's 30 days and June's 38 days — so the homes that are selling are moving more quickly. But a quarter of closings took longer than 32 days, and Cambria condos sat 61 days before closing. Speed depends heavily on price and condition: Bryton Estates closed in 2 days at $1,475,000, while lower-priced homes in the $300K range averaged 26 days.
Are Pleasant Grove sellers cutting prices before closing? ▾
Seven of the 17 August closings involved a price reduction before the sale went through — that's 41% of the month's transactions. That share has been elevated since May, when the feed began reliably tracking price changes. It's a signal that sellers who price to last spring's market are having to adjust before finding a buyer, particularly in the $400K–$700K range where only 3 homes closed all month.
How do August 2026 conditions compare to August 2025? ▾
A year ago, 36 homes closed at a median $557,500 with 79 active listings — a much more active market. This August, closings were cut in half to 17, active inventory grew to 110, and the median closing price fell to $373,000 (though that reflects the mix shift toward lower-priced homes rather than a straight price decline). The sale-to-list ratio actually improved slightly, from 98.33% to 100.76%, suggesting the homes that do sell are priced more precisely than a year ago.
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
17 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 21 · 25th percentile 8 · 75th percentile 32
Needed a price change
Sold listings that had a recorded price change before close
7 of 17 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. Cambria 2 sold · $305K · 61d
- 2. Aspen Grove 1 sold · $1,685K
- 3. Bryton Estates 1 sold · $1,475K · 2d
- 4. Makin Dreams 1 sold · $1,267K · 20d
- 5. Autumn Cove 1 sold · $735K
August 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 36 | -52.78% | 196 | 240 | -18.33% |
| Median Sale Price | $373,000 | $557,500 | -33.09% | $553,576 | $506,011 | +9.40% |
| Median DOM | 21 | 26 | -19.23% | 22 | 25 | -12.00% |
| Sale-to-List Ratio | 100.76% | 98.33% | +2.47% | 99.23% | 98.96% | +0.27% |
Past months
Browse historical Pleasant Grove reports — each month's snapshot stays at its own permanent URL.
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.