Market analytics · May 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
May 2026 · Market Analysis
Sandy's luxury tier is driving the market as the $700K-plus segment takes the lead.
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In May 2026, Sandy's median days on market edged up to 12 from April's 10 — a modest two-day increase that, on its own, suggests the market is still moving briskly. The more telling shift is in who is buying: homes priced above $700,000 accounted for 46 of the 91 closings in May, outnumbering the $400,000–$700,000 band (36 closings) for the first time in the past six months. A year ago in May 2025, Sandy closed 104 transactions at a median of $642,653; this May's 91 closings came in at a median of $708,000 — 10.2% higher on price, with 13 fewer sales.
Market pulse
The six-month arc of days on market tells a clear story: Sandy's median sat at 54 days in January, held at 47 in February, snapped to 17 in March, compressed further to 10 in April, and then nudged back to 12 in May — still well below the 14-day median recorded in May 2025. Active inventory has grown steadily, from 155 homes in January to 274 in May, while new listings reached 148 in May, up from 142 in April and 116 in March. The sale-to-list ratio slipped slightly to 98.93% in May from 99.18% in April and 99.23% in March, suggesting sellers are giving back a small amount of ground as supply builds. Of the 91 May closings, 18 involved a price reduction before going under contract — a figure worth watching as inventory continues to accumulate.
Mortgage context
The 30-year fixed rate has climbed to 6.75% — up 0.25 percentage points from 6.50% thirty days ago and 0.56 percentage points above February's monthly average of 6.19%, which was the low point of the past seven months. That trajectory matters in Sandy, where the median home price has crossed $700,000: buyers financing at today's rate are carrying meaningfully higher monthly costs than those who locked in earlier this year. FHA and VA options at 6.25% offer some relief for qualifying buyers, but jumbo loans — relevant for many Willow Creek and Pepperwood transactions — are running at 7.25%, adding further pressure at the upper end.
Payment math
On a median-priced home here — about $708,000 with 20% down — the monthly principal-and-interest payment lands at $3,674 at 6.75% — $94 more than 30 days ago at 6.5%, and $209 above the February low when rates averaged 6.19% and the payment would have been $3,465.
If you're buying
Target homes in the $400,000–$700,000 range that have been sitting 25 days or more — the median days on market for that band was 25 in May, and the sale-to-list ratio on slower-moving inventory in Sandy tends to drift closer to 97–98%, giving you real negotiating room. White City, where 6 homes closed at a median of $548,950 and a median of 29 days on market, is worth watching closely: prices there are running well below the city-wide median, and the neighborhood's inventory is building. If you need more space and can stretch to the $700K-plus range, the Tate subdivision closed 3 homes in just 5 days at a median of $685,000 — that segment is still moving fast, so come prepared with financing in order.
If you're selling
With 274 active listings in Sandy and the sale-to-list ratio easing from April's 99.18% to 98.93% in May, pricing discipline matters more than it did two months ago. Homes in the $400,000–$700,000 band are taking a median of 25 days to close — more than double the 7-day median for the over-$700,000 segment — so if your home falls in that mid-range, price at or just below recent comparable sales rather than testing last spring's peak ratios. Sellers in White City and the Park subdivision should note that both neighborhoods saw median days on market climb in May (29 and 47 days, respectively) compared to April's faster pace, which means condition and first-impression pricing will determine whether you close in two weeks or two months.
Outlook
Active inventory in Sandy has more than doubled from December's 138 homes to 274 in May, and new listings are running at their strongest spring pace in the past year — if that trend continues into June and July, buyers will have more choices and sellers will face more competition heading into summer. Rate trajectory is the other variable: the 30-year has climbed from 6.19% in February to 6.75% today, and if it continues upward, the $400,000–$700,000 segment — already showing slower days on market and more price reductions — will feel the most pressure. The over-$700,000 segment, which drove May's volume, has shown more resilience, but jumbo rates at 7.25% are a real ceiling for buyers in Willow Creek, Pepperwood, and the Dimple Dell area who can't use conventional financing.
Watch for
If the 30-year fixed rate crosses 7.00%, expect the $400,000–$700,000 segment's days on market to stretch past 35 days and the overall sale-to-list ratio in Sandy to slip below 98%, as that mid-range buyer pool — already the most rate-sensitive — pulls back further.
"Sandy in May: the over-$700K segment now owns the market, and the pace is still quick despite rising rates."
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in May 2026? ▾
It depends on the price range. The over-$700,000 segment is still firmly seller-favored — those 46 closings had a median of just 7 days on market and a sale-to-list ratio near 99%. The $400,000–$700,000 band is more balanced: 36 closings, a median of 25 days on market, and 18 price reductions across all of May's 91 closings suggest sellers in that range are making concessions. With 274 active listings and growing inventory, the overall market is gradually shifting toward buyers.
Why did Sandy's median sale price jump to $708,000 in May when closings were actually lower than a year ago? ▾
The composition of what sold shifted significantly. In May 2026, 46 of 91 closings were in the over-$700,000 price band, compared to 38 of 104 closings in May 2025. Fewer homes sold overall, but a larger share of those sales were higher-priced properties — in neighborhoods like Willow Creek (median $995,000) and Meadows (median $930,000) — which pulled the overall median upward. This is a mix effect, not necessarily a sign that every home in Sandy appreciated 10% year over year.
Are homes in White City, Sandy still a relative value? ▾
White City continues to close below the city-wide median — 6 homes sold there in May at a median of $548,950, compared to Sandy's overall median of $708,000. However, days on market in White City stretched to 29 in May, up from 23 in April and 24 in March, suggesting the neighborhood is taking a bit longer to move. Buyers willing to be patient may find negotiating room there, especially on homes that have been listed more than three weeks.
How much has the rate increase since February actually added to a monthly payment on a Sandy home? ▾
On a median-priced $708,000 home with 20% down, the monthly principal-and-interest payment is $3,674 at today's 6.75% rate. Back in February, when the 30-year averaged 6.19%, that same home would have carried a payment of $3,465 — a difference of $209 per month, or about $2,500 per year. That gap is meaningful for buyers in the $400,000–$700,000 range who are stretching to qualify.
What's happening with luxury homes in Pepperwood and the Dimple Dell area of Sandy? ▾
The over-$700,000 segment is moving faster than any other price band in Sandy right now — a median of just 7 days on market in May — but jumbo loans for properties above the conventional loan limit are currently priced at 7.25%, which adds real cost for buyers who can't use standard financing. Pepperwood has historically seen longer days on market (87 days in September 2025, 260 days for one outlier in March 2026), so buyers in that corridor should review recent comparable sales carefully rather than relying on list prices alone.
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
92 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 12 · 25th percentile 3 · 75th percentile 40
Needed a price change
Sold listings that had a recorded price change before close
15 of 92 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 · $549K · 29d
- 2. Willow Creek 3 sold · $995K · 74d
- 3. Park 3 sold · $740K · 47d
- 4. Tate 3 sold · $685K · 5d
- 5. Meadows 2 sold · $930K · 61d
May 2026 by property type
How each housing type performed last month — 89 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 92 | 104 | -11.54% | 368 | 387 | -4.91% |
| Median Sale Price | $716,500 | $642,653 | +11.49% | $641,743 | $635,116 | +1.04% |
| Median DOM | 12 | 14 | -14.29% | 24 | 21 | +14.29% |
| Sale-to-List Ratio | 98.67% | 98.92% | -0.25% | 98.81% | 99.02% | -0.21% |
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.