Market analytics · April 2026 archive
Sandy, 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
Sandy homes are closing in 10 days as spring demand outruns rising rates.
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In April 2026, Sandy's median days-on-market dropped to just 10 — down from 17 in March and a sharp reversal from the 54-day median recorded in January, signaling that qualified buyers are moving decisively once they find the right home. The market closed 93 transactions against 84 in April 2025, a 10.7% year-over-year gain in volume, while the sale-to-list ratio ticked up to 99.31% from 98.79% a year ago. Active inventory reached 241 homes, up from 174 in April 2025, so the faster pace is happening alongside more choice — not because supply is scarce.
Market pulse
The speed story in Sandy is best understood through the five-month arc: median DOM ran 54 days in January, held at 47 days in February, then snapped back to 17 in March and 10 in April — a compression of 41 days in just two months. Closed volume followed the same trajectory, climbing from 46 sales in January to 63 in February, 74 in March, and 93 in April. The sale-to-list ratio has also firmed, moving from 97.91% in December to 99.31% in April, with 31 of 93 April closings settling above list price. Active inventory grew to 241 homes in April from 206 in March and 157 in January, so supply is building — but demand is absorbing it quickly enough that absorption held at 2.59 months, roughly in line with the 2.07–2.42 range seen through most of mid-2025.
Mortgage context
The 30-year fixed rate sits at 6.625% as of late May 2026, up 0.375 pp over the past 30 days from 6.25% thirty days ago — the steepest single-month climb since rates peaked in late 2025. Looking at the six-month arc, rates touched a low monthly average of 6.19% in February before climbing to 6.48% in March, easing slightly to a 6.42% April average, and now pushing higher again; that 0.43-point rise from the February low to today's spot rate is adding real dollars to every Sandy purchase. At the current median price, the payment math is noticeably tighter than it was just weeks ago — see the payment example below.
Payment math
On a median-priced home today, P&I lands at $3,201/mo at 6.625% — $123/mo more than 30 days ago at 6.25%, and $143/mo above the February low when rates averaged 6.19% and P&I would have been $3,058.
If you're buying
Target homes in the $400K–$700K band that have been sitting 20 or more days — the April median DOM for that segment was 12 days, meaning anything past that threshold is already an outlier where sellers are more likely to negotiate; the sale-to-list ratio on stale inventory tends to run closer to 97% than the market-wide 99.31%. In White City, where 6 homes closed in April at a median of $625,000 and a median DOM of 23 days, there is more negotiating room than in Willow Creek or Pepperwood, where April's closings averaged just 4 days on market. If you're eyeing the over-$700K segment — 38 closings in April with a median DOM of only 7 days — come in pre-approved and ready to move, because that tier is clearing faster than any other price band in Sandy right now.
If you're selling
With the median DOM at 10 days and 31 of 93 April closings going above list price, well-prepared homes priced at or just under current comps are still generating multiple offers — but the rate jump to 6.625% is thinning the buyer pool at the margins, so condition and first-impression pricing matter more than they did in February. Sellers in the Pepperwood and Willow Creek corridors, where luxury buyers are moving fastest (4-day median DOM in April), have the most pricing power right now; sellers in the under-$400K segment, where median DOM was 22 days and only 11 homes closed, should price conservatively and expect longer exposure. If you need to list in May or June, get ahead of the rate headwind by pricing to the current comp set rather than last spring's — the April 2025 sale-to-list was 98.79%, and today's 99.31% reflects tight supply, not a price-insensitive buyer pool.
Outlook
Over the next 60–90 days, Sandy's spring momentum should sustain moderate closing volumes — May and June historically run above 90 sales in this market — but the rate climb from 6.19% in February to 6.625% today is a real affordability headwind that could slow the under-$500K segment first, particularly for buyers stretching from more affordable Wasatch Front cities like West Jordan or Herriman. Inventory will likely continue building through June as new listings have run 115–140 per month since March; if that pace holds and closings plateau, months-of-supply could drift toward 3.0–3.5, giving buyers incrementally more leverage heading into summer. The luxury corridor — Pepperwood, Willow Creek, and the Dimple Dell bench — appears insulated for now, given the 4–7 day median DOM in the over-$700K band, but jumbo rates at 7.375% are a separate constraint for that segment.
Watch for
If the 30-year fixed rate crosses 7.0% before July, expect median DOM in Sandy's $400K–$700K band to rebound toward 25–30 days and the sale-to-list ratio to slip back below 98.5%, effectively reversing the spring speed gains in one cycle.
"Sandy's spring sprint: buyers moved faster in April even as borrowing costs climbed."
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in April 2026? ▾
Sandy leans seller-favorable in April 2026, but with nuance. The overall sale-to-list ratio was 99.31% and median DOM was just 10 days, both pointing to competitive conditions. However, active inventory reached 241 homes — up from 174 a year ago — so buyers have more options than they did in 2025, and homes priced above current comps are sitting longer, particularly in the under-$400K segment where median DOM was 22 days.
How fast are homes selling in Sandy right now? ▾
The median home in Sandy went under contract in 10 days in April 2026, down sharply from 17 days in March and 54 days in January. The fastest-moving segment is over $700K, where the median DOM was just 7 days and 38 homes closed. White City, one of Sandy's most active neighborhoods, saw a slightly longer 23-day median, suggesting some price sensitivity in the mid-range.
What is the median home price in Sandy in April 2026? ▾
The median sale price in Sandy was $624,800 in April 2026, compared to $612,500 in April 2025 — a gain of about 2%. The $400K–$700K band, which accounted for 44 of 93 closings, had a median sale of $575,000, while the over-$700K segment's 38 closings came in at a median of $852,500.
How are rising mortgage rates affecting Sandy buyers in spring 2026? ▾
The 30-year fixed rate is at 6.625% as of late May, up from a February average of 6.19% — a 0.43-point climb that adds $143/month to a principal-and-interest payment on a median-priced Sandy home, bringing it to $3,201/mo. That's a meaningful affordability shift, especially for buyers in the $400K–$600K range who are already stretching. FHA rates at 6.0% and VA rates at 6.25% offer some relief for eligible buyers.
Which Sandy neighborhoods are seeing the most activity in April 2026? ▾
White City led all Sandy subdivisions with 6 closings in April at a median sale price of $625,000, though its 23-day median DOM suggests it's not the fastest-moving pocket. Willow Creek and Pepperwood both recorded 4-day median DOM — essentially immediate — with Willow Creek closing at a $910,000 median and Pepperwood at $1,468,000. The Tate subdivision also posted a 4-day median DOM at $729,900, indicating strong demand across Sandy's mid-to-upper price corridors.
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
93 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 10 · 25th percentile 4 · 75th percentile 32
Needed a price change
Sold listings that had a recorded price change before close
3 of 93 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. White City 6 sold · $625K · 23d
- 2. Willow Creek 3 sold · $910K · 4d
- 3. Park 3 sold · $495K · 12d
- 4. Pepperwood 2 sold · $1,468K · 4d
- 5. Tate 2 sold · $730K · 4d
April 2026 by property type
How each housing type performed last month — 91 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 93 | 84 | +10.71% | 276 | 283 | -2.47% |
| Median Sale Price | $624,800 | $612,500 | +2.01% | $616,824 | $632,346 | -2.45% |
| Median DOM | 10 | 13 | -23.08% | 28 | 23 | +21.74% |
| Sale-to-List Ratio | 99.18% | 98.79% | +0.39% | 98.86% | 99.06% | -0.20% |
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.