Market analytics · April 2026 archive
Roy, 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
Roy homes are closing faster in April as Hill AFB-area buyers move before rates climb further.
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In April 2026, Roy's median days-on-market dropped to 22 days, down from 27 days in March and well below the winter peak of 47 days in December 2025 — a sign that buyers near the Hill AFB employment corridor are moving with more urgency as spring listings arrive. Active inventory reached 121 homes, up from 105 in March and 13% above April 2025's 107 active listings, giving shoppers more to choose from than a year ago. At the same time, 42 homes closed in April 2026 compared to 43 in April 2025, and the median sale price came in at $420,000 versus $437,500 a year earlier — a modest pullback that reflects both a shift in the mix of homes sold and the ongoing pressure of higher borrowing costs.
Market pulse
Median days-on-market in Roy traced a clear arc over the past six months: 47 days in December 2025, then 33 days in January, 37 days in February, 27 days in March, and now 22 days in April 2026 — the fastest pace since the summer of 2025 when June and July both posted medians of 12 and 14 days respectively. New listings jumped to 64 in April, up from 50 in March and the highest monthly intake since at least May 2025, which is pulling active inventory higher even as closings hold steady. The sale-to-list ratio edged down to 98.44% in April from 98.74% in March and 99.95% in April 2025, indicating that sellers are conceding slightly more ground than a year ago — 21 of 42 closings came in below list price. Absorption held at 2.88 months in April, roughly in line with the 2.49 months recorded in April 2025, keeping Roy in balanced-to-slightly-seller-favoring territory despite the inventory build.
Mortgage context
The 30-year fixed rate currently sits at 6.625%, up 0.375 percentage points over the past 30 days from 6.25% thirty days ago — a meaningful jump that is compressing purchasing power for buyers in Roy's primary price range of $400,000–$460,000. Looking back further, rates climbed 0.43 percentage points from February's monthly average of 6.19% — the low point of the past six months — to today's 6.625% spot rate, erasing much of the affordability window that briefly opened in early 2026. For Hill AFB personnel and civilian workers in Weber County who qualify for VA financing at 6.25%, that program continues to offer a meaningful cost advantage over conventional loans at current rates.
Payment math
On a median-priced home today, P&I lands at $2,151/mo at 6.625% — $83/mo more than 30 days ago at 6.25%, and $95/mo above the February 2026 low when rates averaged 6.19% and P&I would have been $2,056.
If you're buying
Target homes in Roy that have been listed 45 days or longer — the p75 DOM of 74 days in April signals a meaningful tail of stale inventory where sellers are more likely to negotiate, and the sale-to-list ratio on below-list closings this month confirms that concessions are available. In the $400,000–$700,000 band, where 26 of 42 April closings occurred with a median sale of $459,950, look at established neighborhoods like Highgate Cove and Edgewater Estates where recent comps give you a clean negotiating anchor. If you qualify for a VA loan through Hill AFB service, the 6.25% VA rate versus the 6.625% conventional rate saves roughly $83/mo on a median-priced home — worth running the numbers before locking.
If you're selling
With 64 new listings hitting Roy in April and active inventory at 121 homes — up from 105 in March — your competition is real, and buyers are noticing the 98.44% sale-to-list ratio means the days of automatic full-price offers are behind us for now. Price to current comps, not to last spring's 99.95% ratio; homes in Meadow Creek Village and Highgate Cove that closed in April averaged 22–56 days on market, so condition and first-week pricing matter more than ever. If your home needs cosmetic work, budget for it before listing — the 3 price-change events recorded in April (up from 2 in March) suggest that overpriced listings are being corrected mid-campaign rather than attracting offers.
Outlook
Over the next 60–90 days, Roy's market will be shaped by two competing forces: the seasonal uptick in buyer activity that typically carries Weber County through May and June, and the rate headwind now at 6.625% with the May monthly average already tracking at 6.51%. If new listings continue arriving at April's pace of 64 per month, active inventory could push past 130–140 homes by June, which would give buyers in neighborhoods like Foxglen and Woodmere Estates noticeably more leverage than they had a year ago. Sellers who price accurately and move quickly in May — before the inventory build fully materializes — are likely to see better outcomes than those who wait for summer.
Watch for
If the 30-year fixed rate crosses 7.0%, expect Roy's absorption rate to climb past 3.5 months and the sale-to-list ratio to slip below 98%, as Hill AFB-area buyers on conventional financing hit affordability ceilings in the $420,000–$460,000 price band.
"Faster closings, rising inventory, and a rate headwind — Roy's spring market is more competitive than it looks."
Common questions about Roy this month
Is Roy a buyer's or seller's market in April 2026? ▾
Roy sits in balanced territory with 2.88 months of supply in April 2026 — slightly favoring sellers, but less so than a year ago when absorption was 2.49 months and the sale-to-list ratio was 99.95%. With 121 active listings and 21 of 42 closings coming in below list price, buyers have more negotiating room than at any point in the past year, particularly on homes that have been sitting 45 days or longer.
Why did Roy's median sale price dip from April 2025 to April 2026? ▾
The April 2026 median of $420,000 compares to $437,500 in April 2025, a difference of $17,500. This partly reflects a shift in the mix of homes that closed — the under-$400K band accounted for 16 of 42 closings in April 2026 versus 14 of 43 in April 2025, pulling the median down. Higher borrowing costs at 6.625% are also limiting how aggressively buyers can bid above list, as evidenced by the sale-to-list ratio falling from 99.95% to 98.44% year-over-year.
How is Hill AFB affecting the Roy housing market right now? ▾
Hill AFB, located just south of Roy in Clearfield, is one of Weber County's largest employers and a consistent source of buyer demand in Roy's $380,000–$500,000 price range. Military and civilian personnel who qualify for VA financing currently have access to a 6.25% rate versus 6.625% conventional, a gap that translates to roughly $83/mo in savings on a median-priced home. This VA-eligible buyer pool provides a floor of demand that helps keep Roy's absorption rate relatively stable even as rates rise.
What neighborhoods in Roy are seeing the most activity in April 2026? ▾
Highgate Cove and Edgewater Estates each recorded 2 closings in April 2026, with medians of $487,480 and $487,250 respectively — both in the upper portion of Roy's $400K–$700K band. Meadow Creek Village also posted 2 closings at a median of $445,000. Monte Vista had 3 closings but at an unusually low median, suggesting those transactions may involve a different property type or land component. For buyers targeting move-in-ready single-family homes, Highgate Cove and Edgewater Estates offer the most recent comparable data.
Should I wait for rates to drop before buying in Roy? ▾
The 30-year rate has moved from a six-month low of 6.19% in February 2026 to 6.625% today — a climb of 0.43 percentage points that added $95/mo to the P&I payment on a median-priced Roy home. Whether rates retrace depends on factors outside the local market, but Roy's inventory is building (121 active homes in April versus 105 in March), which means waiting may give you more selection even if it doesn't guarantee a lower rate. Buyers who can use VA financing at 6.25% or FHA at 6.0% are partially insulated from the conventional rate move.
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
42 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 22 · 25th percentile 9 · 75th percentile 74
Needed a price change
Sold listings that had a recorded price change before close
3 of 42 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. Monte Vista 3 sold · $80K · 21d
- 2. Highgate Cove 2 sold · $487K · 56d
- 3. Edgewater Estates 2 sold · $487K · 17d
- 4. Meadow Creek Village 2 sold · $445K · 29d
- 5. Cole Estates Subdivision 1 sold · $560K · 3d
April 2026 by property type
How each housing type performed last month — 42 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 42 | 43 | -2.33% | 166 | 135 | +22.96% |
| Median Sale Price | $420,000 | $437,500 | -4.00% | $422,608 | $422,625 | 0.00% |
| Median DOM | 22 | 21 | +4.76% | 29 | 35 | -17.14% |
| Sale-to-List Ratio | 98.56% | 99.95% | -1.39% | 98.84% | 99.74% | -0.90% |
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.