Market analytics · June 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
June 2026 · Market Analysis
Sandy closings pull back in June as buyers pause and inventory builds to 234 homes.
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June brought a clear demand shift to Sandy: closings fell to 63, down 32% from May's 92 and 32% below June 2025's 93. That's not a seasonal blip — it's the sharpest single-month volume drop since the spring run-up began in February. Meanwhile, the active listing count reached 234, up from 197 in May and the most homes available at once since last summer, giving buyers a wider selection than they've had all year. Worth noting: the median list price of $719,950 sits well above the $669,900 median sale price, a gap that tells you the active shelf is priced higher than what's actually closing — buyers shouldn't anchor to asking prices.
Market pulse
The spring sprint is over. Closings ran at 93 in April and 92 in May, then fell to 63 in June — a volume level that matches February, not the peak selling season most sellers were expecting. The sale-to-list ratio slipped to 97.75%, the softest reading since January's 98.1%, meaning buyers are successfully negotiating below asking price more often than at any point this spring. Days on market held at 14, unchanged from May, but the upper end of the range tightened: three-quarters of homes sold within 30 days, compared to 47 days in May — suggesting the homes that did sell moved quickly, while others simply didn't sell at all. Fifteen of the 63 June closings had taken a price cut before going under contract, a meaningful share that reflects sellers adjusting to where demand actually is.
Mortgage context
The 30-year rate has climbed steadily since February's monthly average of 6.14%, moving through 6.48% in March, 6.55% in May, and 6.66% in June — a 0.74 percentage point climb to today's spot rate of 6.875%. That trajectory has added real weight to monthly payments on Sandy's median-priced home, and the 0.125 percentage point rise over just the past 30 days means buyers who were pre-approved a month ago may need to revisit their numbers before writing an offer.
Payment math
At $670,000 — Sandy's June median — a buyer putting 20% down carries a monthly principal-and-interest payment of $3,521 at today's 6.875% rate, which is $45 more than the $3,476 payment at 6.75% just 30 days ago, and $259 above the $3,262 payment available in February when rates averaged 6.14%.
If you're buying
With 234 active listings and a sale-to-list ratio at 97.75%, there's real room to negotiate — especially on homes that have been sitting. In Pepperwood, four homes closed in June with a median of 80 days on market; sellers there have already demonstrated patience, and a well-supported offer below list is worth making. Target anything past 45 days on market in the $400,000–$700,000 band, where 32 of June's 63 closings landed — that's where sellers are most likely to meet you.
If you're selling
Price to where homes are closing, not where they're listed — the $50,000 gap between the median list price and median sale price in June is the market telling you something. In White City and Tate, recent comparable sales in the $590,000–$675,000 range are the honest benchmark; sellers who price to last spring's ratios are the ones accumulating days on market. If your home needs work, price it 2–3% below recent comparable sales now rather than chasing the market down with a price cut later.
Outlook
Inventory is building — 234 active listings with 142 new listings added in June — and if that pace continues into July, buyers will have even more leverage heading into late summer. Rates near 6.875% are keeping some move-up buyers on the sidelines, particularly those with Silicon Slopes tech-corridor commutes who are weighing Sandy against more affordable options in Draper or South Jordan. Sellers who price correctly in July should still find buyers; those who don't will be competing against a growing shelf of homes through August.
Watch for
At the current pace of new listings running above 140 per month while closings sit near 63, the months-of-supply figure likely drifts past 4.5 by late summer — which would push the sale-to-list ratio toward the mid-96% range and give buyers even more room to negotiate.
"Sandy's June reset: fewer closings, more choices, and sellers learning to negotiate again."
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in June 2026? ▾
It's shifting toward buyers. The sale-to-list ratio fell to 97.75% — the softest since January — and 36 of 63 closings came in below list price. With 234 active listings and only 63 sales, there's more supply than demand right now, which gives buyers room to negotiate that didn't exist in April or May.
Why did so few homes close in Sandy in June compared to May? ▾
Closings dropped from 92 in May to 63 in June, a 32% decline. The most likely driver is the steady rate climb — the 30-year averaged 6.66% in June and has since moved to 6.875% — which has pushed monthly payments on a median-priced Sandy home to $3,521, roughly $259 above February's level. Some buyers who were shopping in spring simply paused when their payment math changed.
Are Sandy home prices dropping? ▾
The June median sale price of $669,900 is down from May's $716,500, but May's figure was elevated by a heavy mix of luxury closings. The $400,000–$700,000 band — where most of the market trades — saw a median of $590,000 in June, up from $576,750 in May. Prices aren't falling broadly, but sellers are accepting less relative to their asking prices than they were two months ago.
Which Sandy neighborhoods are most active right now? ▾
Pepperwood and Tate each had 4 closings in June, the most of any subdivision. Tate homes moved quickly at a median of 8 days on market and a median sale of $675,000. Pepperwood took much longer — 80 days median — at a median of $1,782,353, reflecting the patience required at the luxury end. Sandy Heights and East Town Village Ph 2 each had 2 closings in more accessible price ranges.
Should I wait for rates to drop before buying in Sandy? ▾
That depends on your timeline and how long you plan to hold. Rates have climbed from 6.14% in February to 6.875% today, and there's no clear signal they'll reverse quickly. What has changed is that inventory is up and sellers are negotiating — so the home you buy today may come at a better price than the same home would have in April, even if the rate is higher. If you're planning to stay 5+ years, the negotiating leverage now may matter more than waiting for a rate move that may not come soon.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
63 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 14 · 25th percentile 3 · 75th percentile 30
Needed a price change
Sold listings that had a recorded price change before close
15 of 63 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. Pepperwood 4 sold · $1,782K · 80d
- 2. Tate 4 sold · $675K · 8d
- 3. White City 3 sold · $600K
- 4. Sandy Heights 2 sold · $658K · 3d
- 5. East Town Village Ph 2 2 sold · $335K · 10d
June 2026 by property type
How each housing type performed last month — 59 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 63 | 93 | -32.26% | 431 | 480 | -10.21% |
| Median Sale Price | $669,900 | $649,998 | +3.06% | $645,859 | $637,999 | +1.23% |
| Median DOM | 14 | 12 | +16.67% | 23 | 19 | +21.05% |
| Sale-to-List Ratio | 97.75% | 98.93% | -1.19% | 98.71% | 99.00% | -0.29% |
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.