Market analytics · June 2026 archive
Pleasant View, 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
June 2026 · Market Analysis
Pleasant View homes are taking twice as long to sell as buyers gain the upper hand
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Homes in Pleasant View sat on the market a median 60 days in June 2026 — nearly double May's 33-day pace and the slowest closing speed since January's 57-day median. That slowdown is the month's defining story: 9 of 12 closings came in below list price, and the sale-to-list ratio fell to 96.28%, the softest reading since February. A year ago, June 2025 saw only 7 closings at a median 243 days on market, so volume is meaningfully stronger now — but the pricing leverage has clearly shifted toward buyers.
Market pulse
Days on market have been volatile all year: 57 days in January, a quick dip to 26 in February, back up to 42 in March, then 50 in April, down to 33 in May, and now 60 in June. The sale-to-list ratio tells a similar story — it peaked at 99.1% in May and has now pulled back to 96.28%, meaning buyers are successfully negotiating discounts that weren't available two months ago. Active inventory held relatively steady at 48 homes in June, down slightly from 53 in May and 50 in April, so supply isn't the driver here — it's buyer hesitation. The mix of closings shifted heavily toward the under-$400K band in June (7 of 12 sales), which is pulling the reported median sale price down and making the month's headline number less representative of mid-range and upper-tier activity.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.66% in June and continuing to 6.875% today — a 0.74 percentage point climb over that span. That trajectory is putting real pressure on move-up buyers in Weber County, where the gap between what sellers are asking (median list price of $721,500 in June) and what's actually closing (median sale of $361,250) suggests the active shelf is priced well above what the current rate environment will support. VA and FHA options at 6.5% and 6.375% respectively are worth exploring for qualifying buyers, given the spread over conventional.
Payment math
At $361,000 — June's median sale price — a buyer putting 20% down finances $289,000, and at today's 6.875% rate that works out to $1,899 a month in principal and interest: $24 more than 30 days ago at 6.75%, and $140 above the February low when rates averaged 6.14% and that same loan would have run $1,759 a month.
If you're buying
With 9 of 12 June closings coming in below list price and a 96.28% sale-to-list ratio, there's real room to negotiate — especially on homes that have been sitting past 60 days. Country Fields 112 closed at $795,000 after 96 days on market, which illustrates the pattern: upper-tier homes that linger are the ones where sellers are most willing to deal. If you're targeting the $400K–$700K range, note that only 2 homes closed in that band in June, so comparable sales are thin — lean on recent sales from April and May when making offers.
If you're selling
The active median list price of $721,500 is dramatically above what's actually closing, which means overpriced homes are simply not moving. Price to the recent comparable sales in your specific subdivision — Shady Springs Estates closed at $825,000 in 15 days in June, while Country Fields 112 needed 96 days at $795,000, showing that condition and pricing precision matter more than the address alone. If your home is in the $400K–$700K range, be aware that buyer traffic in that band was thin in June; a sharp list price and strong presentation will be essential to stand out against the 48 active listings currently competing for a limited pool of buyers.
Outlook
The 30-year rate has continued climbing since June — monthly averages of 6.79% in July and 6.77% in August suggest borrowing costs are unlikely to ease meaningfully through the summer. With days on market already lengthening and the sale-to-list ratio softening, sellers who don't price to current conditions will likely see their homes sit into fall. Buyers who can tolerate a longer search have the best positioning they've had in over a year, particularly on homes that have been listed since April or earlier.
Watch for
At the current pace of new listings running at 12–13 per month against 12 closings, inventory stays roughly flat — but if the 30-year rate climbs past 7% (jumbo loans are already there), the under-$400K segment that drove June's volume could stall, pushing months of supply above 6 and giving buyers even more leverage heading into fall.
"Slower closings, softer prices, buyers in the driver's seat — Pleasant View's June reset."
Common questions about Pleasant View this month
Is Pleasant View a buyer's or seller's market in June 2026? ▾
It's a buyer's market right now. Three-quarters of June closings came in below list price, the sale-to-list ratio dropped to 96.28%, and homes are sitting a median 60 days before closing. Buyers have more negotiating room than at any point in the past several months.
Why is the median sale price so much lower than the median list price in Pleasant View? ▾
The active inventory is priced at a median $721,500, but what's actually closing skews much lower — 7 of 12 June sales were under $400K, pulling the median sale price to $361,250. The active shelf is priced for a different buyer than the one currently transacting. Buyers shouldn't anchor their expectations to asking prices; look at what similar homes have actually closed for in the past 60–90 days.
How long should I expect my home to sit on the market in Pleasant View right now? ▾
The median was 60 days in June, but there's wide variation by price and condition. The 3 homes that closed above $700K in June averaged just 15 days on market, while the 7 homes under $400K averaged 110 days. Pricing precisely and presenting well can compress that timeline significantly — Shady Springs Estates closed in 15 days at $825,000 in June, while Country Fields 112 needed 96 days at a similar price point.
Are Pleasant View home prices falling? ▾
The reported median sale price has dropped sharply from $657,000 in January to $361,250 in June, but that's largely a mix-shift story — June's closings were dominated by lower-priced properties, not a broad decline in what individual homes are worth. The 3 homes that closed above $700K in June averaged $825,000, consistent with recent months. Buyers and sellers in the mid-range and upper tiers should focus on their specific subdivision's recent comparable sales rather than the overall monthly median.
How are rising mortgage rates affecting Pleasant View buyers? ▾
The 30-year rate has climbed from 6.14% in February to 6.875% today, adding $140 a month to the principal-and-interest payment on a median-priced home compared to that February low. That's a meaningful increase over six months and is likely contributing to the slower pace of closings and the buyer negotiating leverage visible in June's data. FHA and VA loans — currently at 6.375% and 6.5% — offer a modest rate advantage for qualifying buyers.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
12 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 60 · 25th percentile 12 · 75th percentile 105
Needed a price change
Sold listings that had a recorded price change before close
5 of 12 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. Wasatch View Estates 2 sold · $203K
- 2. Evergreen Village 2 sold · $38K · 80d
- 3. Jacob's Mill 1 sold · $1,299K · 2d
- 4. Shady Springs Estates 1 sold · $825K · 15d
- 5. Country Fields 112 1 sold · $795K · 96d
June 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 12 | 7 | +71.43% | 61 | 41 | +48.78% |
| Median Sale Price | $361,250 | $803,600 | -55.05% | $515,328 | $568,998 | -9.43% |
| Median DOM | 60 | 243 | -75.31% | 46 | 82 | -43.90% |
| Sale-to-List Ratio | 96.28% | 96.67% | -0.40% | 98.09% | 97.27% | +0.84% |
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.