Market analytics · July 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
July 2026 · Market Analysis
Sandy sellers slow down as active listings pass 300 for the first time this year
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Homes in Sandy took a median 23 days to sell in July, up from 15 in June and 14 in May — buyers are no longer racing to close the way they were this spring. That's roughly the same pace as July 2025's 23 days, but it's happening against a much bigger backdrop: 304 active listings this July compares to 267 in June and just 145 back in January. Sixty-eight homes closed, below the prior 12-month average of 79, so July reads as a market cooling into more typical seasonal footing rather than a fresh dive.
Market pulse
Days on market compressed hard this spring — 54 in January down to 10 in April — then began drifting back up: 14 in May, 15 in June, 23 in July. Active inventory has climbed every single month since January's 145, more than doubling to 304 by July, while new listings actually eased from 148 in May to 114 in July. Sale-to-list ratio slipped to 97.72%, the lowest of the past six months, and homes selling below list (48 of 68) now outnumber those selling at or above list by nearly 5 to 1. Twenty-five of July's closings had taken a price cut first — a signal sellers are adjusting expectations mid-listing rather than holding firm.
Mortgage context
The 30-year rate averaged 6.79% in July and has kept climbing to 6.875% today, up 0.25 percentage points in the past 30 days from 6.625%. That's part of why the extra inventory sitting on the market isn't clearing as fast — buyers are recalculating budgets as borrowing costs move the wrong direction.
Payment math
A median-priced Sandy home at $645,000 with 20% down now runs $3,389 a month in principal and interest at 6.875%, $86 more than the $3,303 payment 30 days ago at 6.625%, and $233 above the $3,156 payment from February's 6.19% low.
If you're buying
Sandy homes below $700K are moving in about 16 days, but the over-$700K group now sits a median 28 days — that's where negotiating room lives. Look hard at Pepperwood and Park, both top sellers this month, and don't be shy about offers below list: 48 of July's 68 closings sold under asking.
If you're selling
With 25 of July's 68 closings involving a price cut along the way, price at or under recent comparable sales from the start rather than testing the market high. Homes in White City and Willow Creek Meadows #4 closed in the 9-to-38 day range this month, so realistic pricing is still rewarded with reasonably quick sales.
Outlook
Expect inventory to keep building through late summer unless new listings pick back up from July's 114 — at the current pace it would take roughly four and a half months to sell everything on the market, nearly double where absorption sat back in February. If rates hold near 6.9% into fall, sellers should plan on longer marketing times and more buyers negotiating below list, especially above $700,000 where days on market already reached 28.
Watch for
If new listings stay below 120 a month while active inventory keeps growing, months of supply likely pushes past 5 by September, tipping more of Sandy's price bands toward buyer leverage.
"Sandy's summer stall: more listings, slower closings, softer leverage"
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
71 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 22 · 25th percentile 9 · 75th percentile 49
Needed a price change
Sold listings that had a recorded price change before close
25 of 71 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 · $1,553K · 62d
- 2. Park 3 sold · $715K · 50d
- 3. White City 3 sold · $685K · 38d
- 4. Lone Peak Village 2 sold · $1,139K · 24d
- 5. Willow Creek Meadows #4 2 sold · $717K · 9d
July 2026 by property type
How each housing type performed last month — 70 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 71 | 89 | -20.22% | 502 | 569 | -11.78% |
| Median Sale Price | $635,000 | $628,600 | +1.02% | $644,323 | $636,529 | +1.22% |
| Median DOM | 22 | 23 | -4.35% | 23 | 20 | +15.00% |
| Sale-to-List Ratio | 97.71% | 98.99% | -1.29% | 98.53% | 99.00% | -0.47% |
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.