Market analytics · August 2026 archive
Santaquin, 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
Santaquin sellers lose ground as August closings slow and price cuts multiply.
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Homes in Santaquin took a median 26 days to sell in August, up from 19 in July and the slowest pace since May's 23 — a market that's tilting toward buyers as sellers lose the speed they had this spring. This is a seller's market losing its edge: active listings reached 158, the highest point in the past six months, while only 21 homes closed, down from 26 in July and below last August's 30. Thirteen of those 21 closings came after a price cut, more than half, a sign sellers are adjusting expectations rather than holding firm.
Market pulse
Inventory has moved in one direction for five straight months — 89 in March, 95 in April, 115 in June, 137 in July, and now 158 in August — while new listings have actually eased back to 43 from July's 62. Closings, meanwhile, bounced between 17 and 27 all year without a clear upward trend, landing at 21 in August. Days on market has been choppy too: a 10-day median in April, back up to 23 in May, down to 18-19 through June and July, then 26 in August. The sale-to-list ratio has slid from 100.31% in April to 97.73% in August, and homes in the 400-700K band — the bulk of the market — now carry a 51-day median, more than double July's 9 days.
Mortgage context
The 30-year averaged 6.16% back in February and has climbed steadily since, reaching 6.79% in July and 6.77% in August before ticking up again to a 6.875% spot rate today, up 0.125 percentage points over the past 30 days. That climb is layering onto a local market that's already slowing on its own, giving buyers less urgency and sellers less leverage than they had in the spring.
Payment math
A $498,000 median-priced Santaquin home financed with 20% down runs $2,617 a month in principal and interest at today's 6.875% rate, $33 more than the $2,584 payment thirty days ago when the rate stood at 6.75%. That same loan would have cost just $2,430 a month back in February, when the 30-year averaged 6.16% — meaning today's buyer pays $187 more every month than a buyer locking in five months earlier.
If you're buying
Median days on market jumped from 19 in July to 26 in August, and the 400-700K band alone now sits at a 51-day median — that's where negotiating room is opening up. Look hard at Stratton Acres, where the three August closings took a median 151 days to sell; sellers there are clearly willing to talk. With 13 of August's 21 closings coming after a price cut, don't anchor to the $544,950 median list price — offer against what similar homes actually closed for instead.
If you're selling
Active listings have climbed for five straight months, from 89 in March to 158 in August, while closings actually fell from 26 in July to 21. If your home isn't priced to compete with that shelf, expect the 97.73% sale-to-list ratio to keep sliding — price close to recent closed sales in Silver Oaks or Foothill Village, not to the list-price crowd sitting unsold. Homes taking a price cut before selling now account for well over half of closings, so building in a realistic number from day one beats chasing the market down later.
Outlook
With inventory still climbing and closings stuck in the low-20s, expect sellers to keep cutting prices into the fall — 13 of August's 21 sales already took that path. Rates near 6.875% and climbing toward September's monthly average of 6.88% will likely keep some buyers on the sidelines through the end of the warm-weather selling window described by the current alpine summer conditions. Barring a rate pullback, look for sale-to-list ratios to drift further below 98% and days on market to keep stretching past 30 in the coming months.
Watch for
If new listings stay near August's 43 a month while closings hold under 25, months-of-supply keeps climbing past the current elevated read and sale-to-list likely drifts further under 97% by fall.
"Santaquin's cooling August: slower closings, deeper price cuts."
Common questions about Santaquin this month
Is Santaquin a buyer's or seller's market in August 2026? ▾
It's shifting toward buyers. Active listings reached 158 in August, the highest point in the past six months, while closings fell to 21 from July's 26. The sale-to-list ratio dropped to 97.73%, and 13 of the 21 August closings came after a price cut — all signs sellers are losing some of the leverage they had earlier this year.
Why are homes taking longer to sell in Santaquin this August? ▾
Median days on market climbed to 26 in August from 19 in July, and homes in the 400-700K price band — the bulk of local sales — took a median 51 days, more than double July's 9-day median. With inventory building for five straight months and closings not keeping pace, buyers have more to choose from and less reason to rush.
How much has the mortgage rate climb cost Santaquin buyers? ▾
On the $498,000 median-priced home, the payment at today's 6.875% rate runs $2,617 a month with 20% down, up $33 from thirty days ago and $187 above the $2,430 payment buyers got in February when rates averaged 6.16%. Rates have climbed nearly every month since that February low, from 6.16% to 6.79% in July and 6.77% in August.
Which Santaquin subdivisions are selling in August 2026? ▾
Stratton Acres and Silver Oaks each closed 3 homes in August, though at very different paces — Stratton Acres carried a 151-day median while Silver Oaks moved in just 5 days, reflecting the split between higher-priced and entry-level inventory. Foothill Village and Summit Ridge The Hills each added 2 closings.
Should sellers in Santaquin cut their price before listing this fall? ▾
The data suggests pricing realistically from day one beats cutting later — 13 of August's 21 closings involved a price reduction first, and the sale-to-list ratio has fallen to 97.73% from 100.31% in April. With 158 active listings competing for a shrinking pool of buyers, homes priced to recent closed sales rather than the $544,950 median list price are more likely to move.
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
23 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 4 · 75th percentile 54
Needed a price change
Sold listings that had a recorded price change before close
13 of 23 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. Stratton Acres 3 sold · $570K · 151d
- 2. Silver Oaks 3 sold · $320K · 5d
- 3. Foothill Village 2 sold · $520K
- 4. Summit Ridge The Hills 2 sold · $518K · 23d
- 5. Tanner Flats 32 1 sold · $585K
August 2026 by property type
How each housing type performed last month — 23 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 23 | 30 | -23.33% | 179 | 253 | -29.25% |
| Median Sale Price | $496,430 | $509,995 | -2.66% | $466,628 | $461,767 | +1.05% |
| Median DOM | 23 | 36 | -36.11% | 25 | 29 | -13.79% |
| Sale-to-List Ratio | 97.84% | 99.91% | -2.07% | 99.41% | 100.02% | -0.61% |
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.