Market analytics · April 2026 archive
Providence, 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
April 2026 · Market Analysis
Providence closings double in April as Cache Valley buyers return to the table
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Providence recorded 16 closed sales in April 2026, doubling March's 8 closings and more than tripling the 5 closings from April 2025 — the clearest sign of renewed buyer engagement this Cache Valley city has seen in several months. Active inventory reached 56 homes, up from 51 in March and 39 in February, giving buyers more to choose from than at any point since last summer. The sale-to-list ratio held at 98.87%, and 4 of the 16 homes sold above asking price, suggesting that well-priced listings in neighborhoods like Foxridge and Providence Hollow are still drawing competitive attention.
Market pulse
Closed sales in Providence climbed from a winter trough of 4 in February to 8 in March and then to 16 in April 2026, the strongest monthly closing count in the past 12 months. New listings also accelerated — 25 came to market in April, up from 21 in March and 16 in February — pushing active inventory to 56 homes, a level not seen since mid-2025. Median days on market held steady at 33 in April, matching March's 30 and well below the 154-day median recorded in January, indicating that fresher listings in communities like Apple Hill and Spring Creek Meadows are moving at a normal pace. The under-$400K segment, which accounted for 6 of the 16 April closings, showed a median DOM of 141 days, reflecting that the Fox Hollow Sub cluster of entry-level homes had been sitting for an extended period before finally clearing.
Mortgage context
The 30-year fixed rate currently sits at 6.625%, up 0.375 pp from 30 days ago and 0.43 pp above February's monthly average of 6.19% — the low point of the past six months. After dipping through January and February, rates climbed sharply in March (6.48%) and have continued rising into May (6.51% monthly average), compressing affordability for buyers who were hoping the winter rate relief would hold. At 6.625%, a conventional loan on a median-priced Providence home carries a meaningfully higher monthly cost than it did just 90 days ago, which may temper some of the demand momentum seen in April.
Payment math
On a median-priced home today, P&I lands at $2,510/mo at 6.625% — $96/mo more than 30 days ago at 6.25%, and $112/mo above the February low when rates averaged 6.19% and P&I would have been $2,398.
If you're buying
Target homes that have been listed for 60 or more days — the Fox Hollow Sub closings in April averaged 228 days on market at a median of $335,000, well below the overall median, showing that patient sellers in the under-$400K band are negotiating. In the $400K–$700K range, where 7 homes closed at a median of $539,900 and median DOM was just 27 days, move quickly on new listings along the Foxridge and Cobblestone at Spring Creek corridors, as those are clearing faster than the broader market. With rates at 6.625% and climbing, locking sooner rather than later reduces the risk of the payment math shifting further against you before you close.
If you're selling
April's 16 closings confirm that buyer demand is present in Providence, but 10 of those 16 homes still sold below list price — so pricing discipline matters more than optimism. If your home is in the $400K–$700K band, the data supports listing near recent comps in neighborhoods like Sunrise Acres or Homes on the Knoll, where well-priced homes are moving in under 30 days; pricing above the February–March comp range risks sitting into summer as new listings continue to accumulate. Sellers in the over-$700K segment should note that the 3 April closings in that band had a median DOM of 29 days, but Providence Hollow and Sunset Estates listings at that price point are competing with Logan and North Logan alternatives for a limited pool of move-up buyers.
Outlook
Providence enters May and June with 56 active listings, 25 new listings added in April, and a closing pace that — if sustained — would absorb inventory at roughly 3.5 months of supply. That balance leans modestly toward buyers, but the spring listing season typically adds more supply through June, so inventory is unlikely to tighten sharply. Rising rates (the 30-year is now at 6.625% and the May monthly average is tracking at 6.51%) will continue to pressure affordability, particularly for first-time buyers eyeing the under-$400K segment, which is already thin on available options in Cache Valley cities like Providence and neighboring Logan. Expect the market to remain active but measured — not a repeat of the frenzied pace seen in April 2025 when the sale-to-list ratio hit 100.04%.
Watch for
If the 30-year fixed rate crosses 7% before the summer selling season peaks, expect Providence's months-of-supply to climb back toward 5–6 months as buyer qualification tightens and the under-$400K demand pool — already stretched — pulls back further.
"Providence's busiest April in years — demand showed up, inventory followed, and the market found its footing."
Common questions about Providence this month
Is Providence a buyer's or seller's market in April 2026? ▾
It's a balanced-to-slightly-buyer-favoring market. With 56 active listings and 16 closings in April, absorption sits at 3.5 months of supply — below the 6-month threshold that typically signals a full buyer's market, but well above the sub-2-month conditions that favor sellers. Ten of the 16 April closings came in below list price, which gives buyers real negotiating room, especially on homes that have been sitting for more than 60 days.
Why did so many homes close in April compared to earlier months? ▾
April's 16 closings likely reflect contracts written in February and March, when rates briefly dipped to a 6-month low of 6.19% in February and buyer activity picked up. The shoulder-spring season in Cache Valley also typically brings more motivated buyers off the sidelines as snowmelt ends and families target a summer move. The combination of temporarily better rates and seasonal timing appears to have pulled forward a meaningful number of closings.
Are home prices rising or falling in Providence right now? ▾
The monthly median sale price has moved around considerably — from $407,500 in February to $576,150 in March and back to $490,000 in April — but these swings largely reflect which price bands closed in a given month rather than a clean directional trend. April's $490,000 median is below April 2025's $512,900, but with only 16 closings, a single luxury sale in Providence Hollow or Sunset Estates can shift the median by tens of thousands of dollars. The $400K–$700K band, which is the most active segment, closed at a median of $539,900 in April.
How does Providence compare to Logan for buyers right now? ▾
Providence and Logan share the same Cache Valley labor market and USU commute corridor, so they compete directly for buyers. Providence tends to attract buyers seeking slightly larger lots and a quieter residential character — neighborhoods like Providence Highlands, Fruitland Acres, and Orchard Hills offer that profile. With 56 active listings in Providence and a 3.5-month absorption rate, buyers have more selection than in tighter periods, but Logan's broader inventory base means shoppers should run comparisons across both cities before committing.
What does the rate increase mean for my monthly payment in Providence? ▾
At today's 6.625% rate, a buyer financing a median-priced Providence home carries a P&I payment of approximately $2,510 per month. That's $96 more per month than 30 days ago when rates were at 6.25%, and $112 more than the February low when rates averaged 6.19% and the equivalent payment was $2,398. For buyers stretching to qualify, that $112/month difference can affect debt-to-income ratios — worth discussing with a lender before making an offer.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
16 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 33 · 25th percentile 11 · 75th percentile 58
Needed a price change
Sold listings that had a recorded price change before close
0 of 16 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. Fox Hollow Sub 3 sold · $335K · 228d
- 2. Providence Hollow Subd 1 sold · $960K · 29d
- 3. Sunset Estates Subd 1 sold · $785K · 68d
- 4. Sunrise Acres 3 1 sold · $702K · 6d
- 5. Foxridge 1 sold · $650K · 31d
April 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 16 | 5 | +220.00% | 35 | 21 | +66.67% |
| Median Sale Price | $490,000 | $512,900 | -4.46% | $514,243 | $551,641 | -6.78% |
| Median DOM | 33 | 5 | +560.00% | 58 | 51 | +13.73% |
| Sale-to-List Ratio | 98.87% | 100.04% | -1.17% | 98.89% | 98.96% | -0.07% |
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.