Market analytics · July 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
July 2026 · Market Analysis
Saratoga Springs closings slow back down as Highridge sits nearly 200 days
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Homes in Saratoga Springs took a median 43 days to sell in July, up from June's 30 and May's 32 — a reversal of the spring speed-up after February's slog through 77 and 83-day medians. Only 106 homes closed, down from 146 in June and well below the trailing 12-month average of 139, even as active listings climbed to 627, the highest mark in this six-month stretch.
Market pulse
Days on market swung from 77 in February to 83 in March, then compressed sharply to 48 in April, 32 in May, and 30 in June before bouncing back up to 43 in July. Active inventory has climbed every month since June's 524, reaching 627 in July on 212 new listings — the most new supply in the six-month window. Sold counts, meanwhile, dropped from June's 146 to July's 106, well under the 139 trailing average, so the extra inventory is landing against softer demand, not stronger. The math shows: at July's slower pace, it would take just under 6 months to sell everything currently listed, up from under 4 months back in April.
Mortgage context
The 30-year mortgage rate averaged 6.79% in July and has now reached 6.875% as of early August, up 0.25 percentage points from 6.625% just 30 days ago. That climb adds $72 a month to the payment on a median-priced home here, and it's part of why fewer buyers closed in July than in any month since January.
Payment math
A $540,000 median-priced home with 20% down now runs $2,837 a month in principal and interest at 6.875%, up from $2,766 just 30 days ago when rates sat at 6.625% — and $194 above the $2,643 payment buyers locked in back in February 2026, when rates averaged a much friendlier 6.19%.
If you're buying
Highridge is where the leverage sits — 16 sales closed at a 199-day median in July, so a fair offer well under list is realistic there. Elsewhere the market moved back up to a 43-day median, still faster than February's 77, so don't expect the same discounts in The Valley at Wildflower or Ridgehorne, where homes closed in 23 and much tighter turnaround than Highridge despite Ridgehorne's own 182-day median on other units.
If you're selling
List at what The Valley at Wildflower and Wander are actually closing at — $451,400 and $467,454 — rather than chasing June's higher asks; July's median list price of $533,900 sat noticeably above the $539,900 median sale, so overpricing is a real risk this month. With sale-to-list at 99.88%, homes priced close to recent sales are still closing near full ask, but 51 of July's closings needed a price cut first, so build that flexibility in from day one.
Outlook
With rates at 6.875% and still trending up from July's 6.79% average, expect the slower pace to persist into August and September rather than reverse. Inventory sitting near 627 gives buyers more room to negotiate, particularly in Highridge, but sellers in faster-moving pockets like The Valley at Wildflower and Wander should still see reasonable timelines if priced to what's actually closing there.
Watch for
If the 30-year keeps climbing toward 7% the way it has from February's 6.19% average to today's 6.875% spot, expect closings to keep drifting below the 139-sale trailing average and days on market to stretch back toward March's 83-day mark.
"Saratoga Springs loses its spring speed as rates and inventory both climb"
Common questions about Saratoga Springs this month
Is Saratoga Springs a buyer's or seller's market in July 2026? ▾
It's tilting toward buyers. Active listings reached 627, the most in the past six months, while closings fell to 106 — well under the 139 trailing 12-month average. Days on market also stretched back out to 43, so buyers have more room to negotiate than they did in May or June.
Why did homes in Saratoga Springs take longer to sell in July than in June? ▾
Median days on market rose from 30 in June to 43 in July as inventory grew and demand cooled. Higher mortgage rates played a role too — the 30-year climbed to a 6.79% monthly average in July and has since reached 6.875%, adding to monthly payments and likely slowing some buyers down.
How much does the recent mortgage rate increase add to a monthly payment in Saratoga Springs? ▾
On the $540,000 median-priced home with 20% down, the payment is now $2,837 a month at 6.875%, up $72 from 30 days ago when rates were 6.625%. Compared to February's 6.19% average, buyers are paying $194 more a month for the same loan amount.
Which Saratoga Springs neighborhoods are selling fastest right now? ▾
The Valley at Wildflower led July with 18 sales at a 23-day median, and Wander closed 8 homes in just 18 days. Highridge, by contrast, posted a 199-day median across 16 sales, making it the slowest-moving subdivision in the top five this month.
Should sellers in Saratoga Springs expect to negotiate on price this summer? ▾
Likely yes in parts of the market — 51 of July's 106 closings involved a price cut before selling, and the median list price of $533,900 sat above the $539,900 median sale price by only a slim margin. Pricing close to what The Valley at Wildflower or Wander homes are actually closing for, rather than June's higher asks, will help avoid sitting on the market.
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
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
112 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 43 · 25th percentile 12 · 75th percentile 112
Needed a price change
Sold listings that had a recorded price change before close
54 of 112 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. The Valley At Wildflower 18 sold · $451K · 23d
- 2. Highridge 16 sold · $323K · 199d
- 3. Wander 11 sold · $450K · 14d
- 4. Ridgehorne 10 sold · $525K · 182d
- 5. Brixton Park 6 sold · $615K · 27d
July 2026 by property type
How each housing type performed last month — 112 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 112 | 174 | -35.63% | 896 | 1,035 | -13.43% |
| Median Sale Price | $527,450 | $459,792 | +14.71% | $506,320 | $466,367 | +8.57% |
| Median DOM | 43 | 34 | +26.47% | 49 | 33 | +48.48% |
| Sale-to-List Ratio | 99.92% | 98.79% | +1.14% | 99.39% | 99.24% | +0.15% |
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.