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 are negotiating more as homes take longer to sell this July.
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The clearest story in Sandy's July numbers is time — specifically, how much more of it buyers are taking. The median days on market climbed to 23 in July, up from 14 in both May and June, and 72 of the 75 closings went to buyers who paid below asking price or negotiated the seller down. That's a meaningful shift from April, when the market was moving at 10 days and 30 of 93 closings went above list. Active inventory reached 255 homes, up from 234 in June and the most available at once since last summer, giving buyers a wider selection than they've had all year.
Market pulse
The spring sprint has given way to a more deliberate summer. Median days on market compressed from 47 in February all the way to 10 in April, then began unwinding: 14 in May, 14 in June, and now 23 in July. The sale-to-list ratio tells the same story — it peaked at 99.23% in March, slipped to 97.75% in June, and held near that level at 97.88% in July, meaning the average buyer is now negotiating about 2% off asking. Twenty-seven of July's 75 closings involved a price reduction before the sale, and 54 of 75 closed below the original list price. White City, one of Sandy's most consistently active neighborhoods, saw homes sit a median 38 days before closing — more than double the pace those same streets were running in March.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. That seven-month climb of 0.74 percentage points is real money on a Sandy-priced home, and it's almost certainly a factor in why fewer buyers are moving at the urgency they showed in April. FHA financing at 6.375% and VA loans at 6.5% remain meaningfully cheaper for eligible buyers, and jumbo rates at 7.0% are putting additional friction on the over-$700K segment.
Payment math
At $625,000 — Sandy's July median — a buyer putting 20% down finances $500,000 and carries a monthly principal-and-interest payment of $3,285 at today's 6.875% rate, which is $42 more than 30 days ago at 6.75% and $242 above the February low when rates averaged 6.14% and that same loan would have run $3,043 a month.
If you're buying
Target listings that have been sitting 30 days or more — the sale-to-list ratio on stale inventory is running well below the market average, and sellers in that position are the ones actually negotiating. In the $400K–$700K band, 37 homes closed at a median $574,000 with a 17-day median, so there's still competition in that range; focus your energy on homes past the 30-day mark where sellers have already absorbed the psychological cost of a price cut. White City and the Park subdivision both had July closings in the mid-$600s to low-$700s — worth checking what's still active there against recent comparable sales.
If you're selling
Price to where the market is, not where it was in April. The active shelf is sitting at a $740,000 median list price while the median sale came in at $625,000 — that $115,000 gap means buyers are anchoring to what's actually closing, not what sellers are asking. If your home is in the $400K–$700K range and isn't differentiated by condition or location, pricing 1–2% below recent comparable sales in your neighborhood will get you into contract faster than waiting for an offer that matches last spring's ratios. Homes in Pepperwood and Lone Peak Village are still commanding premium prices, but those are outliers — most of the market is rewarding realistic pricing over optimistic pricing right now.
Outlook
With 255 active listings and new listings running at 114 in July — down from June's 142 — inventory growth may be slowing, which could stabilize days on market heading into August and September. But rates averaging 6.79% in July and now at 6.875% will keep a lid on buyer urgency, especially for move-up buyers considering homes above $700K where jumbo rates hit 7.0%. Sellers who price accurately in August should still find buyers; those holding out for April-level offers are likely to be disappointed as the seasonal window narrows toward fall.
Watch for
At the current pace of new listings relative to closings, active inventory could cross 280 homes by September — and if that happens, the sale-to-list ratio likely drifts into the mid-97% range, putting another 0.5–1% of negotiating room in buyers' hands.
"Sandy's summer slowdown: buyers have room to breathe, sellers have room to cut."
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in July 2026? ▾
It's shifting toward buyers. The sale-to-list ratio dropped to 97.88% and 54 of 75 closings went below asking price — both signs that sellers are conceding ground. With 255 active homes and a median of 23 days on market, buyers have more time and more options than they did in the spring.
Why are Sandy homes taking longer to sell than they were in April? ▾
A combination of rising rates and growing inventory. The 30-year rate has climbed from 6.14% in February to 6.875% today, adding $242 a month to the cost of financing a median-priced home. At the same time, active listings grew from 190 in April to 255 in July, giving buyers more alternatives and less urgency to move quickly.
What's happening with home prices in Sandy right now? ▾
The median sale price in July was $625,000, essentially flat with a year ago ($628,600 in July 2025) and right in line with February's $625,000. The bigger story is the gap between what sellers are asking ($740,000 median list) and what's actually closing — buyers should anchor to recent comparable sales, not active listing prices.
Are there still multiple-offer situations in Sandy? ▾
Some, but far fewer than earlier this year. Only 11 of 75 July closings went above list price, compared to 30 of 93 in April. The $400K–$700K band is still moving at a 17-day median, so well-priced homes in that range can still attract quick offers — but the days of routine overbidding are largely behind us for now.
Which Sandy neighborhoods are seeing the most activity in July 2026? ▾
Pepperwood led with 4 closings at a median $1,552,500 — though those homes sat a median 62 days, reflecting the friction at the luxury end. The Park subdivision and White City each had 3 closings, with White City homes moving at a median $685,000 after a median 38 days on market. Lone Peak Village and Willow Creek Meadows #4 each had 2 closings in the $700K–$1.1M range.
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
75 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 9 · 75th percentile 56
Needed a price change
Sold listings that had a recorded price change before close
27 of 75 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 — 74 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 75 | 89 | -15.73% | 506 | 569 | -11.07% |
| Median Sale Price | $625,000 | $628,600 | -0.57% | $642,767 | $636,529 | +0.98% |
| Median DOM | 23 | 23 | 0.00% | 23 | 20 | +15.00% |
| Sale-to-List Ratio | 97.88% | 98.99% | -1.12% | 98.59% | 99.00% | -0.41% |
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.