Market analytics · April 2026 archive
Smithfield, 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
Smithfield closings accelerate sharply as spring buyers skip the Cache Valley wait.
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The defining shift in Smithfield's April 2026 market was speed: median days on market dropped to 18 from 74 in March — a move that signals buyers who had been sitting out the winter are now acting decisively once snowmelt opens the Cache Valley showing season. The 24 closings in April compare favorably to the 19 recorded in April 2025, and active inventory reached 96 homes, up from 76 a year ago. The sale-to-list ratio held at 99.15%, nearly matching April 2025's 99.28%, which tells you sellers are still pricing close enough to market that most deals close without dramatic concessions.
Market pulse
Median DOM in Smithfield has been volatile over the past six months, swinging from 36 days in November 2025 to 75 days in February 2026, then 74 days in March before compressing sharply to 18 days in April — the fastest pace recorded in this six-month window. Active inventory has been climbing steadily: 57 homes in December, 64 in January, 79 in February, 89 in March, and 96 in April, giving buyers more selection than they had through most of 2025. The sale-to-list ratio has ticked up from 98.40% in February to 98.92% in March to 99.15% in April, suggesting that as closings accelerated, sellers held firmer on price. Sold volume of 24 in April is above the prior 12-month average of 20 closings per month, so demand is keeping pace with the inventory build rather than falling behind it.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 percentage points over the past 30 days from 6.25% — a meaningful move for Cache County buyers already stretching on price. Rates had dipped to a six-month low monthly average of 6.19% in February before climbing to 6.48% in March and 6.42% in April; that February window is now 0.43 percentage points below today's spot rate, and buyers who hesitated have paid for it in monthly carrying cost. At 6.625%, a conventional 30-year loan on a median-priced Smithfield home adds real friction compared to what was available just two months ago.
Payment math
On a median-priced home today, P&I lands at $2,126/mo at 6.625% — $82/mo more than 30 days ago at 6.25%, and $95/mo above the February low when rates averaged 6.19% and P&I would have been $2,031.
If you're buying
Target homes in the $400K–$700K band that have been sitting 50-plus days — the 12 closings in that range in April had a median DOM of 53 days, and sellers in Golden Forest and Smithfield Ridges who haven't moved by that point are more likely to negotiate. The under-$400K segment cleared in a median of just 13 days in April, so if you're shopping below that threshold, come in pre-approved and ready to move; homes in Village at Fox Meadows and similar entry-level pockets are not waiting around.
If you're selling
The speed compression in April is real, but it's concentrated in the under-$400K tier — if you're pricing above $500K in Smithfield Ridges or Sunset Ridges, plan for 40-plus days on market and price to current comps rather than last spring's peak. With 96 active listings competing for 24 buyers per month, homes that need condition work should be priced at least 2–3% below comparable move-in-ready listings; the 13 closings that went below list in April confirm that buyers are still pushing back when pricing is optimistic.
Outlook
Over the next 60–90 days, Smithfield's inventory is likely to keep building as new listings follow the typical late-spring pattern — 32 new listings came in during April alone, and if that pace holds into May and June, active count could approach or exceed 110 homes. Rate headwinds at 6.625% and climbing will keep some USU-area and Logan-commute buyers on the sideline, particularly in the $450K–$600K range where monthly payments are most sensitive to rate moves. Sellers who price accurately and prepare their homes for the Cache Valley spring showing window should still find willing buyers, but the days of multiple offers on every listing are not the norm at current inventory levels.
Watch for
If the 30-year rate crosses 7% before summer, expect absorption in Smithfield to soften back toward 5–6 months as the Logan-commute buyer pool — already stretched by Cache County prices — pulls back further, leaving the $400K–$700K band with the most unsold inventory.
"Smithfield's spring reset: homes moving faster, inventory building, buyers back at the table."
Common questions about Smithfield this month
Is Smithfield a buyer's or seller's market in April 2026? ▾
It's a mixed picture depending on price point. Below $400K, homes moved in a median of 13 days in April and the sale-to-list ratio was near 99% — that's still seller-favored territory. Above $400K, median DOM stretched to 53 days in the $400K–$700K band and 124 days for the one closing above $700K, which gives buyers more room to negotiate. With 96 active listings and 24 closings, absorption sits at 4 months — roughly balanced, leaning slightly toward buyers in the upper price tiers.
Why did homes sell so much faster in April than in March? ▾
March's 74-day median DOM was pulled up by a large batch of Golden Forest listings that had been sitting since winter — 11 of March's 27 closings came from that subdivision with an 80-day median. April's mix shifted: 11 Golden Forest closings again, but the overall median compressed to 18 days, suggesting fresher spring listings found buyers quickly once Cache Valley's shoulder-season mud cleared and showing activity picked up. The under-$400K segment in particular moved at a median of just 13 days.
How are mortgage rates affecting Smithfield buyers right now? ▾
At 6.625% today, a buyer financing a median-priced Smithfield home is looking at roughly $2,126/mo in principal and interest — $95/mo more than the February low when rates averaged 6.19%. That gap is meaningful for buyers commuting to Logan or USU who are already balancing Cache County prices against income. The 30-day rate jump of 0.375 percentage points has added $82/mo to that payment, which is enough to push some buyers down a price tier or back to the sideline.
What neighborhoods are moving fastest in Smithfield right now? ▾
Golden Forest dominated April closings with 11 sales, though at a median of 63 days on market — it's high volume but not fast. The quickest close in the top subdivisions was Sunset Ridges, where one home sold in just 1 day. Village at Fox Meadows posted 2 closings at a median of 28 days, making it one of the more active mid-range pockets. Smithfield Ridges and the Birch Creek corridor tend to carry higher price points and longer marketing times, consistent with the broader $400K–$700K pattern.
How does April 2026 compare to April 2025 in Smithfield? ▾
Closings rose from 19 in April 2025 to 24 in April 2026, a 26% increase. Active inventory grew from 76 to 96 homes, giving buyers about 26% more selection. Median DOM improved from 24 days to 18 days, so homes are moving slightly faster year-over-year. The sale-to-list ratio was nearly identical — 99.28% in 2025 vs. 99.15% in 2026 — suggesting pricing discipline has held even as inventory expanded.
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
24 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 18 · 25th percentile 6 · 75th percentile 67
Needed a price change
Sold listings that had a recorded price change before close
0 of 24 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. Golden Forest 11 sold · $385K · 63d
- 2. Village At Fox Meadows 2 sold · $468K · 28d
- 3. Smithfield Ridges 1 sold · $650K · 42d
- 4. Minor Subd 1 sold · $613K · 67d
- 5. Sunset Ridges 1 sold · $590K · 1d
April 2026 by property type
How each housing type performed last month — 24 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 24 | 19 | +26.32% | 72 | 64 | +12.50% |
| Median Sale Price | $415,000 | $440,500 | -5.79% | $474,023 | $425,776 | +11.33% |
| Median DOM | 18 | 24 | -25.00% | 48 | 50 | -4.00% |
| Sale-to-List Ratio | 99.09% | 99.28% | -0.19% | 98.77% | 98.92% | -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.