Market analytics · September 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
September 2026 · Market Analysis
Saratoga Springs closings drop to 96 as Wildflower and Highridge pull apart
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Only 96 homes closed in Saratoga Springs in September, down from 111 in August and 137 a year ago, and the median home price came in at $536,150. The housing market has tipped toward buyers: 549 homes were for sale, enough for about 5.5 months of supply at the current pace. Sellers still got 99.6% of list price, so this is a softer market rather than a falling one. Median days on market held at 26, the same as August.
Market pulse
Closings have fallen steadily, from 169 in April to 96 in September, while active listings rose from 428 in June to 549. New listings slowed to 143 in September from 171 in August, so supply growth is easing. The price picture is mixed. The median sale price jumped $56,250 from August's $479,900, but that mostly reflects which homes sold, and the average of $563,978 barely moved. Eighteen sales above $700,000, at a median $759,950, pull the average above the median.
Mortgage context
Fifty-nine of September's 96 closings landed between $400,000 and $700,000, and that is the range where a 7.5% rate changes the monthly bill most. Buyers under $400,000 are fewer, only 19 closings, and those homes took a median 121 days. The 30-year rate rose from 7.125% thirty days ago, which is part of why closings fell.
Payment math
With a $536,000 median home and 20% down, principal and interest comes to $2,999 a month at 7.5%, which is $109 more than the $2,890 payment at 7.125% thirty days ago and $310 above April's $2,689 low when rates averaged 6.42%.
If you're buying
Look at Highridge, where 16 homes closed at a median $410,900 after 89 days. That is far slower than The Valley at Wildflower's 37 days at $569,900, so Highridge sellers have more reason to bargain. In total, 48 of September's 96 closings took a price change first, so ask for a price cut or seller-paid rate help on homes that have sat a month or more.
If you're selling
Your home is one of 549 on the market, and buyers paid 99.6% of list in September, so price it at what similar homes closed for. Thirty-two homes sold above list, but 42 sold below. Wander, with 15 closings at a median $453,500 in 20 days, shows that well-priced homes still sell quickly. If your home is near the median, expect buyers to compare it against Wildflower's $569,900.
Outlook
Fall normally gives the market a short firming before winter, but with 7.5% rates and 549 homes for sale, expect closings to stay near 100 a month. Past years show Saratoga Springs sales picking up in spring, around the time Wildflower and Wander builders push new inventory. Until then, price cuts will likely stay common.
Watch for
If new listings stay near 143 a month while closings slip below 90, supply would pass 6 months and the sale-to-list ratio would likely drift toward 99% by January.
"Fewer sales, more listings, and a 7.5% rate keep Saratoga Springs buyers in no hurry"
Common questions about Saratoga Springs this month
What is the median home price in Saratoga Springs? ▾
The median home price in Saratoga Springs was $536,150 in September 2026, up from $459,900 a year earlier. The average sale price was $563,978. The average runs higher because 18 sales above $700,000 closed at a median $759,950. The median list price was $550,000.
Is the Saratoga Springs housing market slowing down? ▾
Yes, in sales volume. Saratoga Springs had 96 closings in September, down from 111 in August, while active listings rose to 549 from 508. Prices have held up, with homes selling at 99.6% of list, so it is cooling rather than dropping.
How much is my Saratoga Springs home worth? ▾
Homes in Saratoga Springs sold for a median $536,150 in September, at 99.6% of list price, after a median 26 days. Your own home's value depends on recent sales nearby. Wildflower closed at $569,900, while Highridge closed at $410,900. Compare your home with the closest similar sales.
How have mortgage rates changed the monthly payment in Saratoga Springs? ▾
At a 7.5% rate, principal and interest on the median home with 20% down is $2,999 a month. That is $109 more than a month ago at 7.125%. It is $310 more than at April's low.
Where are Saratoga Springs homes selling fastest? ▾
In September, Wander had 15 closings at a median $453,500 after 20 days. The Valley at Wildflower had 22 closings at $569,900 after 37 days. Highridge was slowest among the busy areas, at 89 days and $410,900.
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
September 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
124 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 47 · 25th percentile 13 · 75th percentile 110
Needed a price change
Sold listings that had a recorded price change before close
65 of 124 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. The Valley At Wildflower 23 sold · $565K · 41d
- 2. Wander 23 sold · $488K · 29d
- 3. Highridge 18 sold · $468K · 142d
- 4. Brixton Park 7 sold · $760K · 50d
- 5. Northshore 7 sold · $387K · 13d
- 6. Ridgehorne 5 sold · $486K · 111d
- 7. Harvest Hills 4 sold · 8d
- 8. Lake Mountain Estates 3 sold · 3d
September 2026 by property type
How each housing type performed last month — 122 closings total across subtypes.
Summary Statistics
| Metric | Sep-26 | Sep-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 124 | 137 | -9.49% | 1,197 | 1,330 | -10.00% |
| Median Sale Price | $529,000 | $459,900 | +15.03% | $505,873 | $466,125 | +8.53% |
| Median DOM | 47 | 38 | +23.68% | 51 | 36 | +41.67% |
| Sale-to-List Ratio | 99.49% | 99.26% | +0.23% | 99.26% | 99.13% | +0.13% |
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.