Market analytics · August 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
August 2026 · Market Analysis
South Ogden's for-sale shelf keeps growing while closings stay thin near Chimney Hills
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Active listings in South Ogden reached 82 in August, up from 65 in July and 48 back in June — a 26% jump in a single month that's the real story here, not the sale price. Only 11 homes closed, below the prior 12-month average of 18, so the $374,900 median sale price reflects a small, uneven group rather than a clean market read. A year ago in August 2025, 15 homes sold against just 58 active listings; the math has flipped toward buyers even though closings haven't caught up yet.
Market pulse
Days on market have moved the wrong way for sellers since spring: 21 in May, 11 in June, then a jump to 66 in July and 61 in August — a quarter of August closings took 80 days or longer to sell. Active inventory has climbed for three straight months, from 48 in June to 65 in July to 82 in August, while new listings held near 32-33. Sold counts have fallen from 26 in March to 11 in August, and the sale-to-list ratio at 98.85% shows pricing discipline holding even as speed has not. Closings this month were scattered across one-off sales in Chimney Hills, Seasons at The Ridge, Hidden Village, Linwood Place, and Yorkshire Meadow — no single pocket carried the month.
Mortgage context
The 30-year sits at 6.875% today, up 0.125 percentage points from 30 days ago, and has climbed steadily from 6.16% back in February through 6.79% in July. That six-month drift is adding real cost to a median-priced purchase here and is likely part of why closings have thinned from 20-plus in spring to around 10-11 the last three months.
Payment math
A $375,000 median-priced home in South Ogden, financed with 20% down, runs $1,970 a month in principal and interest at today's 6.875% — $25 more than the $1,945 payment 30 days ago at 6.75%, and $141 above the $1,829 payment homes would have carried back in February 2026 when rates averaged 6.16%.
If you're buying
With 82 active listings against just 11 closings, buyers have real room to negotiate — target homes sitting past the 47-to-61-day median in the under-$400,000 and $400k-$700k bands, where six of eight closings this month sold at or below asking. Use the price-cut list to your advantage: 7 of August's 11 closings had taken a price reduction before selling, more than any month since spring.
If you're selling
If your home isn't moving in the first three to four weeks, you're competing against a shelf that grew from 65 to 82 listings in a single month — pricing a notch below what closed in Chimney Hills or Linwood Place ($420,000 and $374,900) is more realistic than chasing spring comps. Expect to hold near the 98.85% sale-to-list ratio rather than full price, and budget for a longer runway than June's 11-day median.
Outlook
Expect inventory to keep building into early fall as new listings continue outpacing the thin closing pace, especially with rates having climbed to 6.875% and buyers slower to commit. Warm late-summer weather (Weber County's typical 75-95°F August) hasn't been enough to move volume back toward spring's 20-plus closings, and that gap likely persists into September unless rates ease.
Watch for
If new listings keep running above 30 a month while closings stay near 10-11, active inventory could push past 90-100 by October, pulling the sale-to-list ratio down from its current 98.85% toward the mid-97% range.
"More homes for sale, fewer buyers closing — South Ogden's supply catch-up"
Common questions about South Ogden this month
Is South Ogden a buyer's or seller's market in August 2026? ▾
It's tilting toward buyers. Active listings reached 82, up from 65 in July and 48 in June, while only 11 homes closed — well below the 18-sale monthly average over the past year. Days on market sat at 61, and a quarter of closings took 80 days or more, giving buyers more room to negotiate than they had in spring.
Why did South Ogden's median sale price drop from a year ago? ▾
August 2025 saw 15 closings at a $450,000 median, including two sales over $700,000. August 2026's 11 closings were concentrated under $700,000, with none in the over-$700k band, which pulled the median to $374,900. With so few closings, treat this as a shift in what sold rather than a market-wide price decline.
How much has the mortgage rate climb affected South Ogden buyers? ▾
The 30-year sits at 6.875%, up 0.125 percentage points in the past 30 days and up 0.71 percentage points since February's 6.16% low. On a $375,000 median home, that translates to a $1,970 monthly payment — $141 more than the $1,829 payment buyers would have locked in back in February.
Are sellers still getting close to asking price in South Ogden? ▾
Mostly yes — the sale-to-list ratio was 98.85% in August, in line with the 98-99% range held since spring. The catch is speed: homes are taking 61 days to sell versus 11 days back in June, so sellers are getting close to their price but need to wait longer for it.
Which South Ogden neighborhoods are seeing activity right now? ▾
August closings were spread thin across Chimney Hills ($420,000), Seasons at The Ridge ($420,000), Hidden Village ($408,000), Linwood Place ($374,900), and Yorkshire Meadow ($350,000) — one sale each, with no single subdivision driving the month.
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
August 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
11 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 61 · 25th percentile 17 · 75th percentile 80
Needed a price change
Sold listings that had a recorded price change before close
7 of 11 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. Chimney Hills 1 sold · $420K · 89d
- 2. Seasons At The Ridge 1 sold · $420K · 5d
- 3. Hidden Village 1 sold · $408K
- 4. Linwood Place 1 sold · $375K · 52d
- 5. Yorkshire Meadow 1 sold · $350K
August 2026 by property type
How each housing type performed last month — 9 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 11 | 15 | -26.67% | 135 | 150 | -10.00% |
| Median Sale Price | $374,900 | $450,000 | -16.69% | $408,501 | $439,827 | -7.12% |
| Median DOM | 61 | 33 | +84.85% | 33 | 32 | +3.13% |
| Sale-to-List Ratio | 98.85% | 98.39% | +0.47% | 98.98% | 98.82% | +0.16% |
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.