Market analytics · May 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
May 2026 · Market Analysis
Roy sellers collect full asking price in May as closings hit warp speed.
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In May 2026, Roy's median days on market collapsed to just 6 days — down from 22 days in April and 27 days in March — the fastest closing pace recorded in the past year, including last May's already-brisk 14-day median. That speed translated directly to pricing power: the sale-to-list ratio crossed 100.1%, meaning the average closed home sold above its asking price, a threshold Roy last touched in June and July 2025. The 35 homes that closed did so in a market where buyers were competing, not negotiating.
Market pulse
The days-on-market arc over the past six months tells a clear story: Roy's median sat at 47 days in December 2025, eased to 33 days in January, ticked back to 37 days in February, then fell steadily — 27 days in March, 22 days in April, and now 6 days in May 2026. That compression is matched by a shift in who wins at the table: in April, 20 of 42 closings went below list price; in May, only 12 of 35 did, while 13 closed above list. Active inventory grew to 126 homes in May, up from 116 in April and 103 in March, so the supply side is building — but the 57 new listings that came to market in May were absorbed quickly enough that the homes that did close moved in under a week. The sale-to-list ratio's move from 98.56% in April to 100.1% in May confirms that well-priced homes in Roy are drawing multiple-offer conditions again.
Mortgage context
The 30-year fixed rate in Roy now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and well above February's monthly average of 6.19% — a climb of 0.56 percentage points since that recent low. For Hill AFB-area buyers who make up a meaningful share of Roy's demand, VA loans at 6.25% offer a meaningful cushion against the conventional rate, and that spread may be keeping some purchase activity alive that would otherwise stall at current conventional pricing.
Payment math
On a median-priced home here — about $415,000 with 20% down — the monthly principal-and-interest payment lands at $2,153 at 6.75% — $55 more than 30 days ago at 6.5%, and $122 above the February low when rates averaged 6.19% and the payment would have been $2,031.
If you're buying
With a median days on market of just 6 days and 13 of 35 May closings going above list price, Roy is not a market where waiting pays off on fresh listings — particularly in the $400,000–$700,000 range, where the median days on market was only 4 days in May. Target homes that have been sitting 20 or more days, especially in neighborhoods like Highgate Cove or Masami Estates where individual listings have shown longer hold times; the sale-to-list ratio on stale inventory tends to run closer to 97–98%, giving you real negotiating room. If you're using a VA loan — a strong option given the 6.25% VA rate versus 6.75% conventional — lean into that advantage in your offer, since many Roy sellers near the I-15 corridor and Hill AFB employment base are familiar with VA transactions and won't be spooked by them.
If you're selling
May's data gives Roy sellers a clear signal: homes priced at or just below recent comparable sales are generating above-list offers within days, so there is little reason to pad your list price hoping to negotiate down. Price at market — the Kentwood and Shady Meadow Estates closings in May both moved in under two weeks at or above ask — and you are likely to see multiple offers rather than a single low bid. With 126 active listings now on the market (up from 103 in March), the window of peak competition may narrow as summer inventory builds, so sellers who list in June with clean condition and accurate pricing are better positioned than those who wait for July.
Outlook
Roy enters summer 2026 with a split picture: demand is clearly present — the 6-day median and above-list closings prove that — but the 30-year rate at 6.75% and climbing is compressing the buyer pool, which is likely why only 35 homes closed in May against a 12-month average closer to 44. If rates hold near current levels through July, expect active inventory to continue building past 130 homes as new listings outpace closings, which could push the sale-to-list ratio back toward the 98–99% range seen in March and April. Buyers who have been priced out of Layton or Clearfield along the I-15 north corridor may increasingly look at Roy's sub-$400,000 segment — 16 homes closed there in May at a median of $367,500 — as a relative value play.
Watch for
If the 30-year fixed rate crosses 7.0% before August, expect Roy's monthly closings to fall further below the 40-home threshold and active inventory to push past 140 homes, shifting negotiating leverage back toward buyers in the under-$400,000 price band first.
"Six-day median, 100% sale-to-list, rising inventory — Roy's May was a study in contradictions that buyers should read carefully."
Common questions about Roy this month
Is Roy a buyer's or seller's market in May 2026? ▾
By the key metrics, May 2026 favored sellers. The median home sold in 6 days and the average closed price was 100.1% of list — meaning sellers collected more than their asking price on balance. That said, 12 of 35 closings still went below list, so buyers who target homes with longer market times (20-plus days) can still negotiate. The market is competitive on fresh listings but softer on anything that has sat.
Why did so few homes close in Roy in May if the market is so fast? ▾
Roy closed 35 homes in May 2026, below the 12-month average of roughly 44 closings per month. The most likely explanation is that the 30-year rate at 6.75% — up 0.56 percentage points since February's low — is keeping some would-be sellers locked into lower-rate mortgages and reducing the pool of qualified buyers at higher price points. The homes that did come to market and were priced correctly moved extremely quickly, but overall transaction volume is constrained by affordability.
What price range is moving fastest in Roy right now? ▾
The $400,000–$700,000 band had a median days on market of just 4 days in May 2026, with 19 closings at a median sale price of $445,000. The under-$400,000 segment was slightly slower at 9 days median, with 16 closings at a median of $367,500. No homes above $700,000 closed in May, consistent with the pattern seen since February.
How does Roy compare to nearby cities like Layton or Clearfield for buyers right now? ▾
Roy's median sale price of $415,000 in May 2026 positions it as a relative value compared to Layton, where prices in comparable neighborhoods tend to run higher. Buyers priced out of Layton or Clearfield along the I-15 north corridor have increasingly looked at Roy's sub-$400,000 segment — 16 homes closed there in May at a median of $367,500 — as an entry point into the Hill AFB employment area without stretching into higher price bands.
Should I wait for rates to drop before buying in Roy? ▾
At 6.75% today, the monthly principal-and-interest payment on a median-priced $415,000 home with 20% down is $2,153 — $122 more than it would have been at February's 6.19% average. Rates have moved up 0.56 percentage points since that low, and there is no guarantee of a near-term reversal. If you wait and rates stay flat or rise further, you face both higher borrowing costs and potentially higher prices; if you buy now and rates fall, refinancing is an option. The more relevant question for Roy buyers is whether you can compete on speed — the median home is closing in 6 days, so preparation matters more than timing.
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
35 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 6 · 25th percentile 2 · 75th percentile 19
Needed a price change
Sold listings that had a recorded price change before close
6 of 35 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. Kentwood 2 sold · $427K · 5d
- 2. Monte Vista 2 sold · $74K · 3d
- 3. Shady Meadow Estates 1 sold · $582K · 14d
- 4. Masami Estates 1 sold · $515K · 8d
- 5. Mirage Estates Phase 1 sold · $485K · 18d
May 2026 by property type
How each housing type performed last month — 31 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 35 | 63 | -44.44% | 201 | 198 | +1.52% |
| Median Sale Price | $415,000 | $411,000 | +0.97% | $421,284 | $418,926 | +0.56% |
| Median DOM | 6 | 14 | -57.14% | 25 | 28 | -10.71% |
| Sale-to-List Ratio | 100.10% | 99.45% | +0.65% | 99.06% | 99.65% | -0.59% |
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.