Market analytics
South Weber, 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
June 2026 · Market Analysis
South Weber closings turned nearly instant in June as buyers snapped up over-$700K homes in days
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The defining number in South Weber's June market isn't the median price — it's the median days on market of just 2, down from 26 in May and 30 in March, meaning the typical home that closed in June went under contract almost immediately after hitting the MLS. Closings doubled from May's 6 to 10 in June, matching the pace of last October and November, while active inventory reached 37 homes — up from 29 in May and nearly double the 20 homes available in June 2025. The combination of faster closings and more choices on the shelf tells a split story: motivated sellers are moving quickly, but the broader pool of listings is giving buyers more room to negotiate.
Market pulse
The speed story in June is real but uneven across price bands. The six homes that closed above $700K — including a Silverleaf Estates sale at $1,100,000 and two Riverwood closings with a median of $843,723 — had a median days on market of zero, meaning they were already under contract before or on the day they were formally listed. The four homes that closed in the $400K–$700K range took a median of 31 days, closer to the pace seen in March and May. Sale-to-list ratio slipped to 97.64% in June from 100.24% in May, and 7 of the 10 closings settled below list price — a notable shift from May when 3 of 6 closed above list. Active inventory has climbed from 16 homes in March to 25 in April, 29 in May, and now 37 in June, giving buyers a wider selection than they've had in over a year.
Mortgage context
The 30-year fixed rate in South Weber's Davis County market now sits at 6.75%, up 0.125 percentage points from 6.625% thirty days ago, and has climbed steadily from a six-month low of 6.19% in February. That half-point rise since February has added real weight to monthly payments on the area's mid-$700K homes, and with jumbo rates at 7.375% for loans above conforming limits, buyers eyeing Silverleaf Estates or Riverwood properties above $900K face a notably steeper borrowing cost than those shopping the $500K–$700K range. FHA and VA options at 6.25% and 6.375% respectively remain the more accessible path for qualified buyers in the $400K–$700K price band.
Payment math
At $719,000 — the June median in South Weber — a buyer putting 20% down carries a monthly principal-and-interest payment of $3,732 at today's 6.75% rate, which is $48 more than the same loan cost 30 days ago at 6.625%, and $212 above what that payment would have been in February when rates averaged 6.19% and the monthly figure would have landed at $3,520.
If you're buying
Target homes in the $400K–$700K band that have been sitting 30 or more days — the sale-to-list ratio on that segment is running closer to 97% than 100%, and 4 of June's 10 closings settled below list price, so there is genuine room to negotiate. Neighborhoods like Koziar Hills and Canyon Meadows have seen recent closings in the $700K–$730K range after time on market, which suggests sellers there are more flexible than the list price implies. If you're considering a jumbo-range property in Riverwood or Silverleaf Estates, note that those homes are moving fast — sometimes before the public listing goes live — so work with an agent who can get you early access.
If you're selling
Price to where the market actually cleared in June, not where it was in spring — the 97.64% sale-to-list ratio means homes listed at $750K are closing around $732K on average, and 4 of June's 10 closings involved a price reduction before going under contract. If your home is in the $400K–$700K range and you're competing against 37 active listings, condition and pricing precision matter more than timing; warm summer weather brings lookers, but with inventory at its highest level in over a year, overpriced homes in Cedar Bench or Deer Run Estates will sit while correctly priced ones move. Homes above $700K in established subdivisions like Riverwood are still moving quickly, so sellers in that segment have less need to discount.
Outlook
With 37 active listings and only 10 closings in June, South Weber carries roughly 3.7 months of supply heading into July and August — a level that leans slightly toward buyers in the mid-price range while remaining competitive at the upper end. Rates have moved from 6.19% in February to 6.75% today, and if that trajectory continues, some buyers in the $500K–$650K range — particularly those comparing South Weber to more affordable Davis County alternatives like Layton or Clearfield — may pause or shift their search. Seasonally, July and August tend to sustain transaction volume in northern Utah, so sellers who price accurately now are likely to find engaged buyers before the fall slowdown.
Watch for
At the current pace of new listings running at 17 per month against 10 closings, active inventory likely crosses 45 homes by late August, which would push the sale-to-list ratio further toward the low-96% range and give buyers in the $400K–$700K segment even more negotiating room.
"South Weber's June: twice the closings, half the wait — but sellers are giving more ground on price."
Common questions about South Weber this month
Is South Weber a buyer's or seller's market in June 2026? ▾
It depends on the price range. Homes above $700K — particularly in Riverwood and Silverleaf Estates — are moving in zero to two days, which is firmly a seller's environment. The $400K–$700K segment is more balanced: those homes averaged 31 days on market in June, and most closed below list price, giving buyers real negotiating leverage.
Why did the median days on market drop so sharply in June? ▾
The six closings above $700K in June had a median days on market of zero, pulling the overall median down to 2. Those upper-end homes — including a $1,100,000 Silverleaf Estates sale and two Riverwood closings — appear to have gone under contract before or on their listing date. The $400K–$700K closings still took about a month, so the headline speed number reflects the upper-end mix more than a broad market acceleration.
How much has the monthly payment changed on a typical South Weber home since earlier this year? ▾
At June's median price of $719,000 with 20% down, the monthly principal-and-interest payment is $3,732 at today's 6.75% rate. Back in February, when rates averaged 6.19%, that same loan would have cost $3,520 per month — a difference of $212 every month. Rates have climbed 0.56 percentage points since that February low.
Are there more homes for sale in South Weber than usual? ▾
Yes. Active inventory reached 37 homes in June 2026, compared to 20 in June 2025 — an 85% increase year over year. The climb has been steady since March, when only 16 homes were active. More choices are available now than at any point in the past year, which is shifting negotiating power toward buyers in the mid-price range.
Which South Weber neighborhoods are seeing the most activity right now? ▾
Riverwood has appeared in the top closings list nearly every month and had two sales in June at a median of $843,723 with a median days on market of just 2. Koziar Hills closed at $726,100 after 43 days, and Canyon Meadows moved at $718,500 in zero days. For buyers watching the $500K–$650K range, Cedar Bench and Cedar Cove have had recent closings and tend to offer more negotiating room than the upper-end subdivisions.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
10 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 2 · 25th percentile 0 · 75th percentile 37
Needed a price change
Sold listings that had a recorded price change before close
4 of 10 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. Riverwood 2 sold · $844K · 2d
- 2. Silverleaf Estates 1 sold · $1,100K · 0d
- 3. Koziar Hills 1 sold · $726K · 43d
- 4. Sun Rays Subdision 1 sold · $720K · 0d
- 5. Canyon Meadows 1 sold · $719K · 0d
June 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 10 | 5 | +100.00% | 44 | 47 | -6.38% |
| Median Sale Price | $719,250 | $625,000 | +15.08% | $649,696 | $611,070 | +6.32% |
| Median DOM | 2 | 9 | -77.78% | 24 | 40 | -40.00% |
| Sale-to-List Ratio | 97.64% | 99.78% | -2.14% | 98.71% | 98.69% | +0.02% |
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.