Market analytics · July 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
July 2026 · Market Analysis
Roy homes tighten back to 14-day closings even as inventory builds to 120.
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The headline number in Roy's July market is the return to speed: the median days on market dropped back to 14 days, matching last July's pace and reversing June's 18-day reading — all while active inventory climbed to 120 homes, the most supply on the shelf since at least last fall. That combination — quicker closings alongside more choices — tells you demand hasn't evaporated, but buyers near the Hill AFB employment corridor are being more selective about which homes they move on. The median sold price landed at $428,950, up from June's $410,000, though the active listing median of $415,000 sits below what's actually closing, a gap worth noting for anyone anchoring expectations to asking prices.
Market pulse
The six-month arc in Roy has been anything but linear. Days on market fell from 37 in February to a low of 9 in May, then rebounded to 18 in June before tightening back to 14 in July — a recovery that suggests the May sprint wasn't a fluke, but the market isn't quite sustaining that pace either. Active inventory has climbed steadily: 86 homes in May, 102 in June, and 120 in July, giving buyers more options than they've had all year. The sale-to-list ratio settled at 98.7% in July — off May's 100.1% peak but healthier than June's 97.96%, meaning sellers are giving up roughly 1.3 cents on the dollar rather than the 2 cents they conceded last month. Closings came in at 32 for July, down from 52 a year ago, though the homes that did close moved at the same 14-day median pace as July 2025.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. That seven-month climb of 0.74 percentage points has added real weight to monthly payments on Roy's median-priced home, and it's part of why 14 of July's 32 closings involved a seller who had already cut their price before going under contract.
Payment math
At $429,000 with 20% down, the monthly principal-and-interest payment at today's 6.875% rate runs $2,254 — $29 more than 30 days ago at 6.75%, and $166 above the February low when rates averaged 6.14% and that same loan would have cost $2,088 a month.
If you're buying
With 120 active listings and 14 of July's 32 closings involving a prior price reduction, there's real room to negotiate — especially on homes that have been sitting past 35 days, where the sale-to-list ratio tends to soften further. Crestwood Estates closed two homes at a median of $592,450 in July, so if that neighborhood fits your budget, recent comparable sales give you a solid anchor. For buyers watching the sub-$400K range, that segment closed at a median of $359,900 in July with a 14-day median — move quickly there, because those homes aren't waiting around.
If you're selling
Price to where things are closing, not where they're listed — the active shelf median of $415,000 is running below the $428,950 median sold price, which means well-priced homes are still winning. If your home is in the $400K–$700K range, the 19-day median days on market for that segment in July suggests buyers are engaged but not desperate; coming in 1–2% below the most recent comparable sales in your neighborhood will separate you from the 14 homes that needed a price cut before closing. Homes in Springbrook and Midland Meadows closed in 5 and 3 days respectively in July — condition and pricing, not location, is what's driving that kind of speed.
Outlook
With 120 active listings and new listings running at 59 in July, inventory will likely stay elevated into August and September — historically the months when Roy's pace begins to ease as the Hill AFB summer transfer season winds down. Rates near 6.875% are already trimming the buyer pool compared to a year ago when 52 homes closed versus this July's 32; if rates hold or drift higher toward 7%, expect the sale-to-list ratio to slip further toward the mid-98% range. Sellers who price accurately now, while summer foot traffic is still present, are better positioned than those who wait for a fall market with more competition on the shelf.
Watch for
At the current pace of new listings running near 60 per month against roughly 32 closings, active inventory could cross 140 homes by September — a level that would likely push the sale-to-list ratio below 98% and extend median days on market back toward the mid-20s.
"Faster closings, more listings, and a rate headwind — Roy's July is a market in productive tension."
Common questions about Roy this month
Is Roy a buyer's or seller's market in July 2026? ▾
It's closer to balanced, leaning slightly toward buyers. Homes are moving at a 14-day median, which is brisk, but active inventory has grown to 120 homes and nearly half of July's closings involved a seller who had already reduced their price. Buyers have more leverage than they did in May, when the sale-to-list ratio was above 100%.
Why did fewer homes close in Roy in July 2026 compared to last year? ▾
July 2025 saw 52 closings; July 2026 came in at 32 — a meaningful drop. The most likely factor is affordability: the 30-year rate averaged 6.79% in July 2026 versus a lower-rate environment a year prior, and the monthly payment on a median-priced Roy home has climbed $166 since February alone. Fewer buyers qualify or feel comfortable pulling the trigger at these payment levels.
Are home prices in Roy going up or down? ▾
The median sold price in July was $428,950, up from $410,000 in June and roughly in line with the $415,000–$420,000 range that has held for most of 2026. Prices haven't collapsed, but they're also well below last July's $446,200 median — so year-over-year, values have eased. The $400K–$700K segment closed at a median of $469,950 in July, which is where most of the market activity is concentrated.
How much negotiating room do buyers have in Roy right now? ▾
The July sale-to-list ratio was 98.7%, meaning the average closed home sold about 1.3% below its asking price. That's modest but real — on a $429,000 home, that's roughly $5,600 below list. Homes that have been on the market longer than 35 days tend to see larger concessions, so targeting stale listings is the sharpest move for buyers who want room to negotiate.
How does Roy compare to nearby Weber County cities for buyers priced out of higher-cost markets? ▾
Roy remains one of the more accessible entry points in Weber County, with a median sold price of $428,950 in July — generally below what buyers encounter in Layton or Kaysville for comparable square footage. The Hill AFB employment base keeps demand steady, but the growing inventory (120 active listings in July) means buyers aren't forced to compete as aggressively as they were in May, when the market was clearing at over asking price.
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
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
32 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 14 · 25th percentile 7 · 75th percentile 49
Needed a price change
Sold listings that had a recorded price change before close
14 of 32 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. Crestwood Estates 2 sold · $592K · 14d
- 2. Hidden Cove Ph. 4 1 sold · $615K · 35d
- 3. Olympia Park Phase 4 1 sold · $565K
- 4. Springbrook 1 sold · $486K · 5d
- 5. Midland Meadows 1 sold · $485K · 3d
July 2026 by property type
How each housing type performed last month — 27 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 32 | 52 | -38.46% | 266 | 295 | -9.83% |
| Median Sale Price | $428,950 | $446,200 | -3.87% | $420,795 | $425,423 | -1.09% |
| Median DOM | 14 | 14 | 0.00% | 23 | 23 | 0.00% |
| Sale-to-List Ratio | 98.70% | 100.11% | -1.41% | 98.83% | 99.81% | -0.98% |
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.