Market analytics · October 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
October 2026 · Market Analysis
Saratoga Springs closings fall to 93 while Wildflower keeps buyers busy
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Saratoga Springs recorded 93 closings in October, down from 122 in September and 138 a year ago, and the median home price was $490,000. The housing market now leans toward buyers. With 552 homes for sale, it would take about 6 months to sell everything listed at this pace. Sellers still collected 99% of list price, so this is a slower market rather than a falling one. Homes listed at a median $550,000 are asking well above what is actually closing.
Market pulse
Closings have dropped from 169 in April to 93 in October, and the drop is steady rather than sudden. Active listings moved from 459 in June to 552 now, while new listings fell to 121 from 143 in September. Homes that sold did so a little faster, with median days on market at 37 versus 44 in September. The median sale price fell $39,000 from September's $529,000, but one month's median can swing with the mix of homes that closed. The Valley at Wildflower led with 26 closings at a median $504,900 and 30 days on market. Wander had 15 closings at $469,990 and took 49 days.
Mortgage context
Saratoga Springs is a middle-priced market: 64 of October's 93 closings landed between $400,000 and $700,000, at a median $476,950. That is the group most exposed to a 7.375% rate. Only 9 homes sold under $400,000, so there is little cheap inventory for rate-squeezed buyers to move into. Rates have eased from 7.75% a month ago, which helps at the margin.
Payment math
Buying at the $490,000 median home price with 20% down costs $2,707 a month in principal and interest at 7.375%, which is $101 less than the $2,808 at 7.75% thirty days ago, yet still $250 above April's low of $2,457 when rates averaged 6.42%.
If you're buying
Look at the $400,000 to $700,000 range, where homes took a median 45 days to sell and sellers have had time to get nervous. In Wander, 15 homes closed at a median $469,990 after 49 days, so offers near that level are realistic. Ask for seller-paid rate help rather than only a lower price, since 55 of October's closings took a price change first.
If you're selling
Your home's worth follows what closed nearby, not the $550,000 median asking price. Only 18 of 93 sales went above list, and 45 sold below it. If you're in The Valley at Wildflower, where homes closed in a median 30 days, price at recent sales and expect about 1% off list. Homes over $700,000 moved fastest at 23 days, so that segment still rewards a sharp price.
Outlook
November and December usually bring fewer showings and fewer new listings. That could keep supply near today's 552 homes even as closings stay light. Rates have slipped from last month's peak, and if that holds, buyers in Saratoga Springs may return slowly by early spring. Sellers listing now face more competition than they did in the summer.
Watch for
If closings stay near 93 a month and active listings keep rising past 600, supply would pass 6.5 months and sale-to-list would likely slip toward 98%.
"Saratoga Springs sales thin out, but the price tag barely moves"
Common questions about Saratoga Springs this month
What is the median home price in Saratoga Springs? ▾
The median home price in Saratoga Springs was $490,000 in October 2026, down from $529,000 in September and $557,400 a year ago. The average sale price was $552,686. It runs higher because 20 homes sold above $700,000, at a median $769,900, which pulls the average up. The median list price was $550,000.
Is the Saratoga Springs housing market slowing down? ▾
Yes, in terms of volume. October closings were 93, versus 122 in September and 138 a year ago. Active listings rose to 552, about 6 months of supply. Prices are holding up better, with homes selling for 99% of list.
How much is my Saratoga Springs home worth? ▾
Start with the $490,000 median sale price in October and the 99% sale-to-list ratio. Homes took a median 37 days to sell. Your own home's value depends on recent comparable sales in your subdivision, and these differ a lot. Wildflower closed at a median $504,900 while Wander closed at $469,990.
Where are Saratoga Springs homes selling fastest? ▾
Among the larger subdivisions in October, The Valley at Wildflower had a median of 30 days on market across 26 sales at $504,900. Wander took 49 days across 15 sales at $469,990. Ridgehorne was slower at 95 days across 5 sales, with a median $485,000.
How have mortgage rates changed Saratoga Springs payments? ▾
The monthly payment on a median-priced home is $2,707 at 7.375%, down $101 from a month ago. It is still $250 above April's level. The drop in rates in the past 30 days has been modest, so affordability remains tight.
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
October 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
93 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 37 · 25th percentile 11 · 75th percentile 91
Needed a price change
Sold listings that had a recorded price change before close
55 of 93 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 26 sold · $505K · 30d
- 2. Wander 15 sold · $470K · 49d
- 3. Highridge 7 sold · $574K · 39d
- 4. Ridgehorne 5 sold · $485K · 95d
- 5. Northshore 4 sold · 87d
- 6. Legacy Farms 3 sold · 19d
- 7. Fox Hollow 2 sold · 29d
- 8. Brixton Park 2 sold · 16d
October 2026 by property type
How each housing type performed last month — 91 closings total across subtypes.
Summary Statistics
| Metric | Oct-26 | Oct-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 93 | 138 | -32.61% | 1,290 | 1,468 | -12.13% |
| Median Sale Price | $490,000 | $557,400 | -12.09% | $504,728 | $474,705 | +6.32% |
| Median DOM | 37 | 48 | -22.92% | 50 | 37 | +35.14% |
| Sale-to-List Ratio | 99.00% | 98.68% | +0.32% | 99.24% | 99.09% | +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.