Market analytics · May 2026 archive
South Ogden, 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
May 2026 · Market Analysis
South Ogden's median sale price pulls back 11.9% from April even as homes keep selling fast
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The headline number in South Ogden's May 2026 market is a sharp month-over-month price move: the median sale price fell to $394,450 from $447,500 in April, a drop of roughly 11.9%. That shift is largely a mix story — 12 of the 20 closings landed under $400,000, compared to just 9 of 22 in April, pulling the median down even as the market itself stayed active. A year ago in May 2025, South Ogden recorded 22 closings at a median of $464,750, so both volume and price are running below last spring's pace.
Market pulse
Days on market in South Ogden continued their spring compression: the median fell to 20 days in May, down from 22 in April and 29 in March, and well below the 52 days recorded in May 2025. The sale-to-list ratio eased slightly to 98.27% from 99.37% in April, and 9 of 20 closings came in below list price — a modest softening from April when only 7 of 22 did. Active inventory held nearly flat at 52 homes, compared to 54 in April and 55 in March, so supply is not building. New listings slowed to 19 in May from 25 in April and 28 in March, which means the pipeline of fresh inventory is thinning just as the spring selling season reaches its peak.
Mortgage context
The 30-year fixed rate has climbed to 6.75% — up 0.25 percentage points from 6.5% thirty days ago and 0.56 percentage points above February's monthly average of 6.19%, which was the low point of the past several months. That rate trajectory matters in a market like South Ogden where a large share of closings happen under $400,000: buyers in that price band are the most sensitive to monthly payment increases, and the steady climb from February through June is likely reinforcing the shift toward lower-priced homes closing. FHA and VA options at 6.25% remain meaningfully cheaper for qualifying buyers and may be supporting activity in the sub-$400,000 segment.
Payment math
On a median-priced home here — about $394,000 with 20% down — the monthly principal-and-interest payment lands at $2,047 at 6.75% — $52 more than 30 days ago at 6.5%, and $116 above the February low when rates averaged 6.19% and the payment would have been $1,931.
If you're buying
Target homes in the $400,000–$700,000 band that have been sitting — the one closing in that range with a 300-day days-on-market figure in Oak Wood Hills and Mountain Meadows shows that outlier properties do eventually transact, often with room to negotiate. With 9 of 20 May closings coming in below list price and the sale-to-list ratio at 98.27%, buyers in South Ogden have more room to negotiate than the fast median days on market suggests — especially on anything past 30 days on market. If you're commuting toward Ogden or the Hill AFB corridor in Clearfield, South Ogden's location on the I-15/I-84 interchange makes it worth prioritizing over farther-flung alternatives like Syracuse or Roy where you'd face a longer drive with similar price points.
If you're selling
The May data is a clear signal: pricing into the $400,000–$700,000 range is working — the 7 closings in that band had a median of just 6 days on market, meaning well-priced mid-range homes in neighborhoods like Brier Pointe, Oak Wood Hills, and Oak Ridge Acres are moving quickly. If your home is above $450,000, be cautious about anchoring to April's elevated median — the mix shift in May shows buyers are gravitating toward lower price points, and overpricing relative to recent comparable sales in Chimney Hill Ridge or Main Point South will cost you time. Price at or just under what similar homes closed for in March and April, not at the April median, and lead with condition.
Outlook
Over the next 60–90 days, South Ogden is likely to see continued pressure on the median sale price if the mix of closings stays weighted toward sub-$400,000 homes — and with rates at 6.75% and climbing, that mix shift may persist through summer. New listing volume is slowing, which should keep active inventory from building significantly, but the combination of higher borrowing costs and a thinner pool of move-up buyers could keep the sale-to-list ratio in the 97–99% range rather than pushing back toward the 100%+ readings seen in February. Buyers who have been priced out of Layton or Kaysville may continue to look at South Ogden as a value alternative, which provides a floor on demand.
Watch for
If the 30-year rate crosses 7% before August, expect the share of closings under $400,000 in South Ogden to climb further, pulling the median sale price below $380,000 and pushing days on market back toward the 30–35 day range as move-up demand softens.
"Price reset, not market retreat — South Ogden closes May with speed intact but the mix shifted under the hood."
Common questions about South Ogden this month
Is South Ogden a buyer's or seller's market in May 2026? ▾
It's a mixed picture. Homes are selling quickly — the median days on market was just 20 in May — which favors sellers on well-priced listings. But 9 of 20 closings came in below list price and the sale-to-list ratio slipped to 98.27%, giving buyers more negotiating room than the speed alone suggests. Homes that have been sitting past 30 days, particularly in the $400,000–$700,000 range, are where buyers have the most leverage.
Why did the median sale price drop so much from April to May in South Ogden? ▾
The drop from $447,500 in April to $394,450 in May is primarily a mix shift, not a sign that individual homes lost value. In May, 12 of 20 closings were under $400,000 — compared to just 9 of 22 in April. When more lower-priced homes close in a given month, the midpoint of all sales moves down even if prices on comparable homes are holding steady. The under-$400,000 segment had a median sale price of $355,000 in May, which is actually up from $330,000 in April.
How are rising mortgage rates affecting South Ogden buyers right now? ▾
The 30-year rate is at 6.75%, up from 6.5% thirty days ago and 0.56 percentage points above February's low of 6.19%. On a median-priced South Ogden home at about $394,000 with 20% down, that February-to-now rate climb adds $116 to the monthly principal-and-interest payment — from $1,931 to $2,047. For buyers in the sub-$400,000 range, FHA and VA loans at 6.25% can meaningfully reduce that payment and may be part of why that segment is staying active.
Which South Ogden neighborhoods are selling fastest right now? ▾
In May 2026, homes in Oak Wood Hills sold in 3 days and Oak Ridge Acres in 7 days — both in the $415,000–$560,000 range. Brier Pointe also moved in 6 days at $475,000. The outlier is Mountain Meadows, where one home sat 300 days before closing at $918,000, illustrating that the luxury end of the market operates on a very different timeline than the mid-range.
Should I wait for prices to drop further before buying in South Ogden? ▾
The May median price decline reflects a mix shift toward lower-priced homes, not a broad market correction — the under-$400,000 segment actually saw its median rise from $330,000 in April to $355,000 in May. With rates at 6.75% and potentially moving higher, waiting for further price drops could cost more in monthly payments than any price reduction would save. Active inventory at 52 homes is not growing, so a significant buyer's market with falling prices across all segments is not what the current data points to.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
20 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 20 · 25th percentile 5 · 75th percentile 40
Needed a price change
Sold listings that had a recorded price change before close
4 of 20 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. Mountain Meadows 1 sold · $918K · 300d
- 2. Oak Wood Hills 1 sold · $560K · 3d
- 3. Brier Pointe 1 sold · $475K · 6d
- 4. Oak Ridge Acres 1 sold · $415K · 7d
- 5. Stephens Subdivision 1 sold · $407K · 14d
May 2026 by property type
How each housing type performed last month — 18 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 20 | 22 | -9.09% | 102 | 99 | +3.03% |
| Median Sale Price | $394,450 | $464,750 | -15.13% | $403,532 | $438,451 | -7.96% |
| Median DOM | 20 | 52 | -61.54% | 30 | 36 | -16.67% |
| Sale-to-List Ratio | 98.27% | 98.71% | -0.45% | 99.11% | 98.85% | +0.26% |
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.