Market analytics · August 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
August 2026 · Market Analysis
Roy closings slow to a crawl as Hill AFB-area buyers wait out 6.875% rates.
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Homes in Roy took a median 46 days to sell in August, more than double July's 14 and the slowest pace recorded in the past year. Only 20 homes closed, the lightest month since this series began and well under the prior 12-month average of 39, so the $442,500 median sale price reflects a thin group of closings rather than a clean read on values. Active listings kept climbing anyway, reaching 139.
Market pulse
Median days on market moved from 9 in May to 18 in June to 14 in July, then jumped to 46 in August — a sharp break from the summer's fast pace. Active inventory has climbed every month since April's 92, hitting 103 in June, 121 in July, and 139 in August, while new listings actually eased slightly to 49. With only 20 sales against that much shelf space, the math is straightforward: at August's closing pace it would take about 7 months to sell everything currently listed, roughly double where Roy sat back in March. Homes in Highgate Cove and Meadow Creek Village, both repeat names in Roy's top sellers this year, still moved — but even Highgate Cove's August sale sat on the market 125 days before closing.
Mortgage context
The 30-year averaged 6.16% back in February and has climbed most months since, reaching 6.77% in August and 6.875% today, up 0.125 percentage points over the past 30 days. That steady climb is a real part of why closings have thinned out — buyers who locked in February's rate had meaningfully cheaper financing than anyone shopping in Roy this month.
Payment math
A $443,000 median home with 20% down now runs $2,326 a month in principal and interest at 6.875%, just $29 more than the $2,296 payment 30 days ago at 6.75%, but $167 above the $2,159 payment buyers got in February when rates averaged 6.16%.
If you're buying
With inventory at 139 and only 20 homes closing, buyers finally have room to negotiate — the sale-to-list ratio at 98.96% still shows most sellers are close to full price, but 9 of August's 20 sales closed below list. Target listings that already took a price cut (9 of 20 closings did) and homes sitting past the 44-day median in the $400,000-$700,000 band, where volume is concentrated.
If you're selling
Sellers can no longer count on the 9-to-18-day close that defined May and June — August's 46-day median means pricing at last spring's confidence level will leave a home sitting. Price close to what's actually closing in your subdivision, not the $415,000 median list price, since list prices are already running above what's selling.
Outlook
Expect days on market to stay elevated into fall as the mortgage rate trajectory keeps pushing toward 7% — MORTGAGE_6MO shows six straight months without a rate pullback. Inventory near 139 with new listings easing to 49 suggests the market keeps tilting toward buyers through the next 60-90 days, though the warm late-summer selling window in Weber County still has a few weeks left to move remaining shelf space.
Watch for
If new listings stay near August's 49 while sales hold around 20, months-to-sell-everything-listed likely climbs past 9 by November, pushing sellers toward the price cuts already showing up in 9 of this month's closings.
"Roy's speed advantage flips into a stall."
Common questions about Roy this month
Is Roy a buyer's or seller's market in August 2026? ▾
It's tilting toward buyers. Active listings reached 139, the highest of the past six months, while only 20 homes closed and the median days on market jumped to 46 from July's 14. Sellers are still getting close to full price at a 98.96% sale-to-list ratio, but they're waiting much longer to get there.
Why did homes take so much longer to sell in Roy this August? ▾
Inventory has climbed every month since April, from 92 to 139 listings, while closings dropped to just 20 — the lightest month in over a year. With more homes competing for fewer buyers, and mortgage rates near 6.875%, listings are sitting a median 46 days compared to 14 in July.
How much has the rise in mortgage rates affected monthly payments in Roy? ▾
On Roy's $443,000 median home with 20% down, the payment is $2,326 a month at today's 6.875% rate, about $29 above where it stood 30 days ago. It's $167 higher than February's payment of $2,159, when rates averaged 6.16%.
Should sellers in Roy expect a bidding war like earlier this year? ▾
Not based on August's numbers. Only 5 of 20 closings sold above list price, down from 13 above-list sales in May when the median days on market was just 9. With 139 active listings, buyers have more choices and less urgency.
Are prices actually falling in Roy? ▾
The $442,500 median sale price in August is actually up from July's $428,950, but with only 20 sales that number is not a reliable signal — it reflects which homes happened to close, not a broad price trend. Watch the sale-to-list ratio and days on market for a clearer read on where pricing power sits.
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
August 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 32 · 25th percentile 13 · 75th percentile 59
Needed a price change
Sold listings that had a recorded price change before close
13 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. West Lake Village 2 sold · 19d
- 2. Midland Square 2 sold · 43d
- 3. Stoney Brook Cottages 2 sold · 21d
- 4. Friedli 1 sold · 0d
- 5. Tiffany Place 1 sold · 3d
- 6. Highgate Cove 1 sold · 125d
- 7. Herefordshire 1 sold · 27d
- 8. Edgewater 1 sold · 51d
August 2026 by property type
How each housing type performed last month — 31 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 32 | 43 | -25.58% | 321 | 338 | -5.03% |
| Median Sale Price | $434,500 | $409,900 | +6.00% | $424,862 | $423,448 | +0.33% |
| Median DOM | 32 | 22 | +45.45% | 24 | 23 | +4.35% |
| Sale-to-List Ratio | 98.91% | 99.09% | -0.18% | 98.84% | 99.72% | -0.88% |
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.