Market analytics · June 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
June 2026 · Market Analysis
Saratoga Springs median price pulls back $70K from May's peak as mix shifts toward entry-level
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The headline number in Saratoga Springs this June is the median sale price: $479,995, down roughly $70,000 from May's $549,950. That's a sharp single-month move, but the story behind it is composition, not collapse. Highridge led all subdivisions with 28 closings at a median of $401,450, and Wander added 25 more at $439,990 — together those two communities pulled the overall median well below where it sat when May's mix skewed toward higher-priced product. Meanwhile, the active shelf is priced at $499,990, meaning what's listed is running about $20,000 above what's actually closing — a gap worth keeping in mind before anchoring to any asking price.
Market pulse
Homes are still moving quickly by recent standards: the median days on market held at 30 in June, essentially flat with May's 32 and a fraction of the 83-day slog seen in March. The fastest quarter of closings went under contract in 9 days or less. The sale-to-list ratio came in at 99.34%, nearly identical to May's 99.32%, which tells you the market isn't softening on price — sellers are still getting close to what they ask. What did shift is the mix: 30 homes closed under $400K in June versus 22 in May, while the over-$700K segment shrank from 32 closings to 26. Highridge's 28 June closings — at a median of $401,450 after sitting a median of 287 days — represent a significant flush of long-stale inventory that naturally dragged the overall median down.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.66% in June 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 Saratoga Springs purchase, and it's showing up in the price-band data: the under-$400K segment jumped from 22 closings in May to 30 in June, suggesting some buyers are actively shopping down to keep monthly payments manageable.
Payment math
Finance a $480,000 home here with 20% down and today's 6.875% rate, and the monthly principal and interest lands at $2,523 — $32 more than 30 days ago at 6.75%, and $186 above the February low when rates averaged 6.14% and that same loan would have cost $2,337 a month.
If you're buying
Homes sitting past 100 days on market are your best negotiating ground right now — Ridgehorne had a median of 189 days on market in June, and that kind of tenure almost always means a seller who has already mentally adjusted. In the $400K–$700K band, the median days on market was just 17 days in June, so don't expect discounts there; move fast and come in clean. If your budget is tight, communities like Wander are closing in the high-$430s with a 12-day median — competitive, but not the frenzied overbidding of a few years back.
If you're selling
Price to the sold data, not the active shelf. The median list price is $499,990 but the median sale price is $479,995 — that $20,000 gap means buyers are already discounting what they see online. Sellers in Highridge and similar new-construction-adjacent communities should be especially careful: 28 closings there in June at a $401,450 median sets the recent comparable sales floor, and overpricing relative to that will just extend your days on market. Homes priced within 1–2% of recent comparable sales in their subdivision are still closing in under three weeks.
Outlook
With the 30-year rate now at 6.875% and the monthly average trending upward through the summer, affordability pressure will keep pushing buyers toward the lower end of the price spectrum — expect the under-$400K segment to remain active and the over-$700K segment to stay selective. Inventory at 483 active homes is down from the spring peak of 561 in March, so supply isn't the constraint; it's payment math. Buyers relocating from Salt Lake City or Lehi along the Pioneer Crossing corridor will likely keep Saratoga Springs's mid-range competitive through August, but the upper end may need more time and more price flexibility to clear.
Watch for
At the current pace of new listings — 151 in June, roughly matching closings — active inventory stays tight near 480–500 homes; but if new listings climb back toward March's 186 while closings hold flat, months of supply could drift past 4.0 and give buyers meaningfully more leverage by September.
"June's price reset isn't a market stumble — it's a mix shift, with Highridge and Wander driving volume at the lower end."
Common questions about Saratoga Springs this month
Is Saratoga Springs a buyer's or seller's market in June 2026? ▾
It's closer to balanced, leaning slightly toward sellers in the mid-range. The sale-to-list ratio of 99.34% and a 30-day median means well-priced homes are still moving quickly. But with 72 of 146 closings taking a price cut before closing, and a $20,000 gap between the median list and median sale price, buyers have real room to negotiate on anything that's been sitting.
Why did the median sale price drop so much from May to June? ▾
The drop from $549,950 in May to $479,995 in June is almost entirely a mix story. Highridge produced 28 closings at a $401,450 median — many of them long-stale inventory finally clearing — and Wander added 25 more at $439,990. When entry-level communities dominate the closing count, the overall median falls even if individual home values haven't changed.
How long are homes sitting on the market in Saratoga Springs right now? ▾
The median is 30 days in June, nearly flat with May's 32. The fastest quarter of homes went under contract in 9 days or less. The wide spread is the real story: a quarter of closings took longer than 102 days, meaning there's a meaningful tail of slow-moving inventory alongside the quick sales.
What's happening with mortgage rates and how does that affect buying here? ▾
The 30-year rate is at 6.875% today, up from 6.14% in February. On a $480,000 home with 20% down, that translates to a $2,523 monthly principal-and-interest payment — $186 more per month than February's low. That climb is visibly pushing buyers toward the under-$400K segment, which jumped from 22 closings in May to 30 in June.
Which subdivisions are most active in Saratoga Springs right now? ▾
Highridge led June with 28 closings at a $401,450 median, followed by Wander with 25 at $439,990 and The Valley at Wildflower with 17 at $454,900. Brixton Park rounded out the top five with 7 closings at a $749,900 median — the upper-end option for buyers who want to stay in Saratoga Springs but need more space or finishes.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
146 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 30 · 25th percentile 9 · 75th percentile 102
Needed a price change
Sold listings that had a recorded price change before close
72 of 146 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 28 sold · $401K · 287d
- 2. Wander 25 sold · $440K · 12d
- 3. The Valley At Wildflower 17 sold · $455K · 6d
- 4. Ridgehorne 9 sold · $490K · 189d
- 5. Brixton Park 7 sold · $750K · 19d
June 2026 by property type
How each housing type performed last month — 145 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 146 | 152 | -3.95% | 785 | 861 | -8.83% |
| Median Sale Price | $479,995 | $458,900 | +4.60% | $503,355 | $467,696 | +7.62% |
| Median DOM | 30 | 41 | -26.83% | 50 | 33 | +51.52% |
| Sale-to-List Ratio | 99.34% | 98.56% | +0.79% | 99.32% | 99.33% | -0.01% |
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.