Market analytics
Salem, 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
Salem sellers wait longer as closings slow to a crawl and rates near 7%
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Homes that closed in Salem this July sat on the market a median of 41 days — the slowest pace of the past six months and up from 28 days in June. Only 24 homes sold, a small sample against the prior 12-month average of 43, so treat July's numbers as a read on a thin batch of closings rather than the whole market. What's clear regardless: active listings jumped to 256, the highest of this stretch, while closings fell, which is starting to tip the balance toward buyers.
Market pulse
Median days on market has climbed steadily since May's 35, rising to 41 in July — the slowest pace of the past six months even as absorption stretched to 10.67 months. Active listings kept building too, up from 194 in June to 256 in July, while new listings jumped to 85, the most in this six-month stretch. Closings, meanwhile, fell to 24 from June's 40 and May's 63, and the sale-to-list ratio slipped to 99.27%, with only 6 of 24 sales going above asking.
Mortgage context
The 30-year averaged 6.79% in July and has kept climbing, reaching 6.875% today — up 0.25 percentage points from 6.625% just 30 days ago. That bump alone adds $72 a month to the payment on a median-priced home, and it's part of why fewer Salem buyers are competing for the growing pool of listings.
Payment math
A $539,000 median-priced Salem home with 20% down now runs $2,830 a month in principal and interest at today's 6.875% rate, $72 more than the $2,758 payment 30 days ago at 6.625%, and $194 above the $2,636 payment buyers got in February when rates averaged 6.19%.
If you're buying
With only 24 closings and 256 active listings, you have real room to negotiate — 13 of July's sales closed below asking and just 5 hit list price exactly. Target homes past 50 days on market (the top quarter of listings), and look at Viridian and Arrowhead Springs, where multiple closings already show price cuts factored in.
If you're selling
Price against what's actually closing, not the shelf: median list price fell to $564,925 in July while median sale price sat at $538,500, so sellers chasing June's $662,400 asking levels are contributing to the 256-home backlog. Thirteen of July's 24 sales came after a price change — if you haven't adjusted in 30 days, do it before the fall slowdown sets in.
Outlook
With inventory at 256 homes and new listings still outrunning sales, expect negotiating room to persist into September even as the warm-weather selling window closes. Rates near 6.875% will keep some buyers on the sideline, but sellers willing to price near July's $538,500 median — rather than the $564,925 list median — should still find takers among the Viridian and Salem Park shoppers still active.
Watch for
If new listings keep running near July's 85 while closings stay near 24, active inventory could push past 300 homes by September, pulling the sale-to-list ratio further below 99%.
"Salem's summer slowdown: more homes, fewer buyers, longer waits."
Common questions about Salem this month
Is Salem a buyer's or seller's market in July 2026? ▾
Leverage is shifting toward buyers. Active listings reached 256 in July while only 24 homes closed, and the median days on market stretched to 41. With just 6 of 24 sales going above list price, sellers are having to negotiate more than they were in the spring.
Why did Salem home sales slow down so much in July? ▾
Closings dropped to 24 in July from 40 in June and 63 in May, a share of the usual pace given the 43-sale monthly average over the past year. Rising mortgage rates, which climbed to 6.875% from 6.625% just a month earlier, are part of the story, along with a growing pool of active listings competing for fewer buyers.
Are Salem home prices dropping? ▾
The median sale price came in at $538,500 in July, close to June's $552,495 and April's $539,990 — prices have mostly held in the $538,000-$555,000 range since spring. The bigger shift is on the list side: median list price fell to $564,925 in July from $662,400 in June, suggesting sellers are adjusting expectations before homes sell rather than after.
How much has the 30-year mortgage rate affected Salem buyers? ▾
Rates climbed from 6.19% in February to 6.875% today, adding $194 a month to the payment on a median-priced Salem home. Over just the past 30 days, the move from 6.625% to 6.875% added $72 a month, which is squeezing some buyers out of the market and contributing to July's lighter closing count.
Which Salem neighborhoods are still selling in July 2026? ▾
Viridian led with 8 closings at a median sale price of $430,625, though even there days on market stretched to 41. Moonlight Village posted 4 sales at a median of $811,505 and Arrowhead Springs added 3 sales, showing demand is still present but concentrated in fewer pockets than earlier in the year.
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
25 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 41 · 25th percentile 10 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
13 of 25 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. Viridian 8 sold · $431K · 41d
- 2. Moonlight Village 4 sold · $812K · 21d
- 3. Arrowhead Springs 3 sold · $535K · 57d
- 4. Salem Park 3 sold · $403K · 34d
- 5. The Meadows At Mount Loafer 1 sold · $799K
July 2026 by property type
How each housing type performed last month — 25 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 25 | 46 | -45.65% | 280 | 239 | +17.15% |
| Median Sale Price | $535,000 | $510,628 | +4.77% | $564,355 | $491,784 | +14.76% |
| Median DOM | 41 | 33 | +24.24% | 35 | 28 | +25.00% |
| Sale-to-List Ratio | 99.25% | 99.85% | -0.60% | 100.27% | 99.71% | +0.56% |
Past months
Browse historical Salem reports — each month's snapshot stays at its own permanent URL.
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.