Market analytics
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
August 2026 · Market Analysis
Sandy's buyer pool thins as August closings fall to 48 against a record listing shelf.
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Sandy closed just 48 homes in August 2026, down sharply from 74 in July and half of last August's 96 — even with the warm, prime-selling-season weather Salt Lake County typically sees this time of year. Active listings kept climbing to 319, the sixth straight monthly increase since January's 142, so this isn't a supply story — it's buyers stepping back.
Market pulse
Closed sales have swung hard over the past six months — 74 in March, up to 93 in April, back to 63 in June, and now 48 in August, the lightest month since January's 46. Active listings, meanwhile, have only gone one way: 174 in March to 319 in August. Sale-to-list ratio has slipped every month since March's 99.23% down to 97.28%, and homes selling above list dropped from 27 in March to just 5 in August. Pepperwood and White City, steady top sellers all summer, dropped out of August's top five entirely, replaced by smaller pockets like Meadows on Cy's Road and Fox Fire.
Mortgage context
The 30-year mortgage rate has climbed from 6.16% in February to 6.77% in August's monthly average, and now sits at 6.875% today — up 0.125 percentage points in the past 30 days alone. That climb is compounding with Sandy's rising inventory to keep buyers cautious, since financing costs have moved in one direction for six straight months while their negotiating leverage has only grown.
Payment math
A $692,000 median home in Sandy with 20% down now runs $3,634 a month in principal and interest at today's 6.875% rate, $46 more than just 30 days ago when the rate was 6.75%, and $260 above the $3,374 payment buyers locked in back in February when rates averaged 6.16%.
If you're buying
Sellers are down to accepting offers below list on 33 of August's 48 closings, so open with a number under list and expect it to hold — only 5 sales went above asking, the fewest of any month in the last six. Look hard in the $400K-$700K band, where 23 homes closed at a $595,000 median with days on market still a reasonable 19; that's where negotiating room and selection both work in your favor with 319 active listings to choose from.
If you're selling
With active listings at 319 — up from 255 in July and more than double January's 142 — you're competing with the deepest shelf of the past year, so price to last month's 97.28% sale-to-list ratio rather than chase July's asking prices. Smaller subdivisions like Meadows on Cy's Road moved 4 homes at a quick 10-day median this month; if your home isn't priced to move that fast, expect the 43-day top-quartile wait that a quarter of August sellers experienced.
Outlook
With rates already above 6.85% and active listings at 319, expect sellers to keep losing ground through the fall unless closings rebound from August's 48. Buyers who can stomach today's payment have more selection and more leverage than at any point since January, particularly in the $400K-$700K band where days on market remain manageable.
Watch for
If new listings keep landing near August's 128 while closings stay under 60 a month, months-of-supply likely pushes past 8 by November, pulling the sale-to-list ratio below 97%.
"Sandy in August: more homes than ever, fewer buyers signing for them"
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in August 2026? ▾
It's tilting toward buyers. Active listings reached 319, up from 255 in July, while closings dropped to 48 from 74 the month before. Only 5 of those 48 sales went above the asking price, and the sale-to-list ratio fell to 97.28% — all signs that sellers have less room to hold firm on price.
Why did home sales slow down in Sandy this August? ▾
Sales weren't held back by a lack of listings — 319 homes were active, the most in the past six months. The slowdown looks like buyers pulling back as the 30-year mortgage rate climbed to 6.875%, up 0.71 percentage points since February's 6.16% average.
What will a median-priced home in Sandy cost per month right now? ▾
At today's 6.875% rate, financing a $692,000 median home with 20% down runs about $3,634 a month in principal and interest. That's $46 more than 30 days ago and $260 above what the same purchase would have cost in February when rates averaged 6.16%.
Which Sandy neighborhoods are still selling quickly? ▾
Meadows on Cy's Road led August with 4 sales at a 10-day median time on market and a $605,700 median price, among the fastest-moving pockets of the month. That's a shift from earlier in the summer when Pepperwood and White City dominated the top-seller list.
Should sellers in Sandy expect their home to sell above asking price? ▾
Unlikely right now. Just 5 of August's 48 closings sold above list price, compared to 27 back in March, and 33 sold below list. Pricing close to recent sales rather than testing the market above asking is the more realistic path to closing.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
49 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 21 · 25th percentile 5 · 75th percentile 48
Needed a price change
Sold listings that had a recorded price change before close
18 of 49 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. Meadows On Cy's Road 4 sold · $606K · 10d
- 2. Fox Fire 2 sold · $625K · 43d
- 3. Radius Curve 1 sold · $2,900K
- 4. Willow Creek No. 14 1 sold · $1,450K
- 5. East Side 2 Mount Jordan 1 sold · $1,430K · 167d
August 2026 by property type
How each housing type performed last month — 46 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 49 | 96 | -48.96% | 555 | 665 | -16.54% |
| Median Sale Price | $690,000 | $601,500 | +14.71% | $646,937 | $631,472 | +2.45% |
| Median DOM | 21 | 23 | -8.70% | 23 | 20 | +15.00% |
| Sale-to-List Ratio | 97.31% | 98.88% | -1.59% | 98.48% | 98.98% | -0.51% |
Past months
Browse historical Sandy reports — each month's snapshot stays at its own permanent URL.
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.