Market analytics · April 2026 archive
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
April 2026 · Market Analysis
Saratoga Springs closings accelerate in April as buyers beat the rate clock
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In April 2026, Saratoga Springs saw its median days-on-market drop sharply to 48 days — down from 83 days in March and 77 days in February — a 42% compression in closing speed that signals buyers re-engaged with urgency as spring arrived. The city recorded 165 closings, up from 127 in March and well above April 2025's 132, while active inventory reached 648 homes and 208 new listings entered the market. The sale-to-list ratio crossed back above 100% to 100.06, matching almost exactly where it stood in April 2025 (100.12%), suggesting that despite a year of inventory growth, well-priced homes in Saratoga Springs are still drawing full-price or better offers.
Market pulse
Median DOM in Saratoga Springs swung dramatically over the past six months: it sat at 59 days in November 2025, fell to 53 in December, bounced to 41 in January, then stretched out to 77 in February and 83 in March before snapping back to 48 in April — the fastest pace since last fall. The sale-to-list ratio tells a parallel story: it dipped to 97.32% in December and 97.83% in February, then recovered to 98.58% in March and crossed 100% in April, meaning the average closing is now happening at or above asking price. Active inventory has climbed steadily from 478 homes in December to 648 in April, and new listings reached 208 in April — the most in any month over the past six months — yet the absorption rate tightened to 3.93 months, down from 4.81 in March, because closings volume kept pace. The over-$700K segment moved notably faster than the broader market in April, with a median DOM of just 31 days on 37 closings, compared to 51 days in both the $400K–$700K and under-$400K bands.
Mortgage context
The 30-year fixed rate sits at 6.625% as of late May, up 0.375 percentage points over the past 30 days from 6.25% — a meaningful jump that adds real dollars to monthly payments on Saratoga Springs homes. Rates have climbed 0.43 percentage points from February's monthly average of 6.19%, which was the softest borrowing environment in the past six months. The trajectory from October 2025 (6.38%) through February's dip and back up through April's 6.42% monthly average tells a story of persistent rate volatility that is compressing the pool of buyers who can comfortably qualify at today's prices.
Payment math
On a median-priced home today, P&I lands at $2,518/mo at 6.625% — $97/mo more than 30 days ago at 6.25%, and $112/mo above the February low when rates averaged 6.19% and P&I would have been $2,406.
If you're buying
Target homes in Saratoga Springs that have been sitting 90 days or more — communities like Highridge (median DOM of 167 days in April on 22 closings) and Ridgehorne (139 days on 15 closings) are where sellers are most likely to negotiate, and the sale-to-list ratio on stale inventory runs meaningfully below the market-wide 100.06%. If you're rate-sensitive, look hard at FHA (6.00%) or VA (6.25%) options, which carry a 0.375–0.625 point advantage over the conventional 30-year right now and can meaningfully change the monthly math on a $490K Saratoga Springs home. Buyers priced out of the $500K-plus range in nearby Lehi or Eagle Mountain should note that Saratoga Springs' under-$400K band still closed 27 homes in April with a median sale of $354,900 — that segment exists and is active.
If you're selling
The April data confirms that correctly priced homes in Saratoga Springs are closing at or above list — 88 of 165 April closings (the 31 above-list plus 57 at-list) hit full price or better, so sellers who price to current comps rather than last spring's peak are not leaving money on the table. If your home is in The Valley at Wildflower or Wander, where median DOM ran 18 and 42 days respectively in April, you have the most pricing leverage right now — those communities are clearing faster than the city average. Sellers in Highridge or Wildflower, where median DOM stretched to 167 and 159 days, should price 2–3% below recent neighborhood comps and lead with condition and finish quality to avoid sitting into the summer rate-uncertainty window.
Outlook
Over the next 60–90 days, Saratoga Springs will likely see continued inventory growth as the spring new-listing cycle — already at 208 in April — runs through May and June; if new listings hold above 185–200 per month, active inventory could approach or exceed 700 homes, giving buyers more options and putting modest downward pressure on the sale-to-list ratio. Rate direction is the key variable: the 30-year has climbed 0.43 percentage points since February's low, and any further move toward 7% would likely push median DOM back above 60 days as affordability-constrained buyers in the Pioneer Crossing and Utah Lake corridor pull back. Seasonal momentum — spring is historically Saratoga Springs' most active closing window — should support solid volume through June, but the rate environment means that momentum is more fragile than it appeared in April's numbers alone.
Watch for
If the 30-year fixed rate crosses 7%, expect Saratoga Springs' absorption rate to climb back above 5 months and median DOM to retest the 75–85 day range seen in February and March, particularly in the $400K–$700K band where 101 of April's 165 closings were concentrated.
"Saratoga Springs' spring sprint: faster closings, fuller list prices, rising inventory — buyers moved before rates climbed further."
Common questions about Saratoga Springs this month
Is Saratoga Springs a buyer's or seller's market in April 2026? ▾
It's a split market. Well-priced homes — particularly in The Valley at Wildflower and Wander — are closing at or above list price within weeks, which favors sellers. But with 648 active listings and a median DOM of 48 days, buyers have real choices, and homes in Highridge and Ridgehorne with 100+ days on market are negotiating. The overall sale-to-list ratio of 100.06% masks significant variation by community and price band.
Why did homes sell so much faster in April than in February or March? ▾
February and March saw median DOM stretch to 77 and 83 days respectively, likely reflecting winter-season hesitancy and a brief rate spike in March (6.48% monthly average). April's return to 48 days coincides with the spring buying season opening up and rates pulling back slightly to a 6.42% April average — buyers who had been waiting re-entered the market. The 165 closings in April also represent the strongest monthly volume since December 2025's 172.
What price range is moving fastest in Saratoga Springs right now? ▾
The over-$700K segment moved fastest in April, with a median DOM of just 31 days on 37 closings — faster than both the $400K–$700K band (51 days, 101 closings) and the under-$400K band (51 days, 27 closings). Communities like Brixton Park, which has appeared consistently in the top-5 for higher-end closings, are drawing buyers who may be relocating from Draper or South Jordan along the I-15 corridor.
How much more does a Saratoga Springs mortgage cost today versus earlier this year? ▾
At today's 6.625% rate, P&I on a median-priced Saratoga Springs home runs $2,518 per month. That's $112 more per month than it would have been at February's 6.19% average, when P&I was $2,406. Rates have climbed 0.43 percentage points since that February low, and the past 30 days alone added $97/mo to the payment. FHA financing at 6.00% or VA at 6.25% can meaningfully reduce that figure for eligible buyers.
Are new-construction communities in Saratoga Springs competing with resale? ▾
Yes — Highridge, The Valley at Wildflower, and Wander all appear in the top-5 closing communities and represent a mix of builder and resale inventory. Highridge had 22 closings in April but a median DOM of 167 days, suggesting builder standing inventory is absorbing slowly and competing directly with resale in the $450K–$500K range. Buyers targeting that price band should compare builder incentives against resale condition carefully, as the long DOM in Highridge gives negotiating room on both sides.
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 ÷ original list — buyer/seller leverage
Days on Market
Median days from listing to close
Price Volume
Total dollar volume — active · new · sold per month
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
166 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 48 · 25th percentile 13 · 75th percentile 133
Needed a price change
Sold listings that had a recorded price change before close
8 of 166 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 22 sold · $471K · 167d
- 2. The Valley At Wildflower 20 sold · $458K · 18d
- 3. Ridgehorne 15 sold · $517K · 139d
- 4. Wildflower 14 sold · $609K · 159d
- 5. Wander 12 sold · $416K · 42d
April 2026 by property type
How each housing type performed last month — 166 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 166 | 132 | +25.76% | 484 | 534 | -9.36% |
| Median Sale Price | $492,194 | $468,495 | +5.06% | $496,065 | $466,527 | +6.33% |
| Median DOM | 48 | 21 | +128.57% | 62 | 30 | +106.67% |
| Sale-to-List Ratio | 100.22% | 100.12% | +0.10% | 99.30% | 99.56% | -0.26% |
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.