Market analytics
Saratoga Springs, 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
Saratoga Springs homes sell fastest in a year, but Highridge's 254-day slog tells another story
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Median days on market in Saratoga Springs dropped to 24 in August, the fastest close of the past year and a sharp turn from July's 43-day median. But that speed isn't shared evenly: Highridge's 25 closings carried a 254-day median, while The Valley at Wildflower and Wander both wrapped in 10-14 days. Only 106 homes closed in August, down from 116 in July and well under the 134-a-month pace of the prior year, even as active listings climbed to 603 — the highest mark in this six-month stretch.
Market pulse
Days on market has swung hard over the past six months: 83 in March, down to 48 in April, 32 in May, 30 in June, back up to 43 in July, then down again to 24 in August. Active inventory has climbed from June's 482 to 550 in July and 603 in August on 171 new listings, even as sold counts fell from 146 in June to 116 in July and 106 in August. Highridge is carrying most of the slow-moving inventory — its median days on market stretched from 199 in July to 254 in August — while The Valley at Wildflower, Wander, and Ridgehorne are all closing in under 100 days.
Mortgage context
The 30-year mortgage rate has climbed steadily since February's 6.16% average, reaching 6.79% in July and sitting at 6.875% today, up 0.125 percentage points in the past 30 days alone. That climb is quietly narrowing who can afford the $477,450 median home here, even as speed-to-sale improves for the homes that do close.
Payment math
A $477,000 median home in Saratoga Springs with 20% down runs $2,509 a month in principal and interest at today's 6.875% rate — $32 more than 30 days ago when the rate sat at 6.75%, and $180 above the $2,329 payment buyers locked in back in February, when rates averaged 6.16%.
If you're buying
Homes are moving fast overall — the median sat at just 24 days, and a quarter of closings wrapped in 8 days or less — but Highridge is the exception, with 25 closings carrying a 254-day median. If you're patient, that's where sellers are motivated; the segment closed at a median $334,900, well under the citywide $477,450. Elsewhere, especially The Valley at Wildflower and Wander, expect to compete on move-in-ready homes under $570,000.
If you're selling
If your home isn't in the fast-moving 400-700k band — which sold at a 26-day median in August — price close to what The Valley at Wildflower and Wander are actually closing at ($439,990-$569,900), not the citywide list median of $546,900. Anything languishing past 100 days, as much of Highridge and the under-$400K band did, needs a real price cut, not a token one; 49 of August's 106 closings already took at least one price reduction before selling.
Outlook
Expect closings to stay light into fall — August's 106 sold is well off the 134-a-month average from the past year — while active inventory, now at 603, keeps climbing on 171 new listings a month. With the 30-year at 6.875% and still drifting up, buyers who can move fast on well-priced homes in the 400-700k band will keep finding the quickest closes; everything above $700K or stuck in the Highridge glut should expect longer waits and softer pricing power for sellers.
Watch for
If new listings keep running above 170 a month while sold counts stay near 106, months-of-supply in Saratoga Springs likely keeps climbing past August's 5.69 reading toward the 7-8 range by November.
"Saratoga Springs speeds up overall while Highridge stalls out"
Common questions about Saratoga Springs this month
Is Saratoga Springs a buyer's or seller's market in August 2026? ▾
It's mixed depending on the neighborhood. Homes in the 400-700k range and in The Valley at Wildflower or Wander are selling in 10-26 days with a 98.96% sale-to-list ratio, favoring sellers there. But Highridge and anything over 100 days on market are seeing real leverage shift to buyers, since 54 of August's 106 closings sold below list.
Why is Highridge taking so long to sell in Saratoga Springs? ▾
Highridge's 25 August closings carried a 254-day median days on market, up from 199 in July and 287 in June, and its median sale price of $334,900 sits well under the citywide $477,450. That combination suggests oversupply relative to demand in that specific subdivision rather than a citywide slowdown.
How much has the mortgage rate increase affected affordability in Saratoga Springs? ▾
On the $477,000 median home, the monthly principal-and-interest payment is now $2,509 at 6.875%, up $32 from 30 days ago and $180 above the $2,329 payment available in February when rates averaged 6.16%. That's a meaningful shift for buyers stretching to qualify, even though it hasn't stopped homes from selling faster than earlier in the year.
Why did closings drop in Saratoga Springs even though homes are selling faster? ▾
Only 106 homes closed in August, down from 116 in July and below the 134-a-month average over the past year, while active listings climbed to 603. Fewer closings alongside more inventory suggests demand is thinning even as the homes that do sell move quickly — a sign the market is splitting between fast-moving, well-priced homes and a growing shelf of others.
Should I wait for mortgage rates to drop before buying in Saratoga Springs? ▾
Rates have climbed in six of the last seven months, from 6.16% in February to 6.875% today, with no signal of reversing in the near term. Waiting risks both a higher rate and continued price pressure in the fast-moving 400-700k segment, though patient buyers targeting Highridge's slower inventory may find more room to negotiate regardless of rate timing.
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
111 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 26 · 25th percentile 8 · 75th percentile 65
Needed a price change
Sold listings that had a recorded price change before close
51 of 111 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. Highridge 25 sold · $335K · 254d
- 2. Wander 12 sold · $445K · 19d
- 3. The Valley At Wildflower 10 sold · $570K · 10d
- 4. Ridgehorne 8 sold · $458K · 97d
- 5. Wildflower 6 sold · $599K · 33d
August 2026 by property type
How each housing type performed last month — 110 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 111 | 161 | -31.06% | 1,013 | 1,196 | -15.30% |
| Median Sale Price | $479,900 | $469,700 | +2.17% | $502,130 | $466,816 | +7.56% |
| Median DOM | 26 | 54 | -51.85% | 47 | 36 | +30.56% |
| Sale-to-List Ratio | 99.00% | 98.27% | +0.74% | 99.34% | 99.11% | +0.23% |
Past months
Browse historical Saratoga Springs 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.