Market analytics · July 2026 archive
Springville, 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
July 2026 · Market Analysis
Springville's summer pace reverses: homes now sit 50 days as buyers gain the upper hand
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The defining story in Springville's July 2026 market is how dramatically the pace of sales has slowed. Median days on market reached 50 in July — more than four times April's 12-day low and well above last July's 22 days — meaning the typical home that closed this month spent nearly two months on the shelf first. Active inventory climbed to 118 homes, up from 103 in June and 84 in April, while the median list price of $554,900 sat a full $129,900 above the median sale price of $425,000 — a gap that tells buyers the active shelf is priced well above what's actually closing.
Market pulse
The six-month arc tells a clear story of a market that peaked in spring and has since shifted toward buyers. Median days on market fell to 12 in April, rebounded to 31 in May, dipped briefly to 18 in June (on only 16 closings), then jumped to 50 in July — the slowest pace since February's 58-day reading. The sale-to-list ratio dropped to 98.02% in July, down from 100.83% in June, and 15 of 26 closings came in below asking price. Meanwhile, 17 of those 26 July closings involved a seller who had already cut their price — a meaningful signal that the market is forcing sellers to adjust. Active listings reached 118, the most since at least last fall, and new listings hit 57 in July, the most of any month in the past year.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.14% monthly average, reaching 6.79% in July and now sitting at 6.875% — up 0.125 percentage points over the past 30 days from 6.75%. That seven-month rate climb has added real weight to monthly payments on Springville's median-priced home, and it's a meaningful part of why buyer urgency has cooled from the spring frenzy.
Payment math
At $425,000 with 20% down, the monthly principal-and-interest payment runs $2,234 at today's 6.875% rate — $28 more than 30 days ago at 6.75%, and $165 above the February low when rates averaged 6.14% and that same loan would have cost $2,069 a month.
If you're buying
Target homes that have been sitting past 45 days — at July's 98.02% sale-to-list ratio, sellers on stale inventory are already negotiating, and 17 of 26 closings this month came after a price cut. In Springville Heights, the one home that closed in July sat 84 days before finding a buyer; that kind of patience from sellers is your leverage. Buyers priced out of Provo or Orem at similar price points should note that Springville's $400K–$700K band is now closing at a median of $475,000 with a 59-day median days on market — there's room to negotiate.
If you're selling
The $129,900 gap between the median list price and the median sale price in July is a warning: homes priced to last spring's expectations are sitting. If your home isn't differentiated by condition, location near the Hobble Creek corridor, or recent updates, price it at or slightly below recent comparable sales — not at the active-shelf average. With 17 of 26 July closings requiring a price reduction first, getting the price right on day one is far cheaper than chasing the market down.
Outlook
Inventory is building and new listings are running at their highest monthly pace in over a year, so buyers should expect continued negotiating room through August and September. Rate relief isn't clearly on the horizon — the 30-year has averaged above 6.75% since June — which means the pool of qualified buyers remains constrained. Sellers who price accurately now will likely fare better than those who wait for a fall rebound that the current supply-demand balance doesn't support.
Watch for
At the current pace of new listings running above 50 per month while closings hold near 26, active inventory could cross 140 homes by September — pushing the time it would take to sell every listed home past six months and likely dragging the sale-to-list ratio toward the mid-97% range.
"From April's 12-day sprint to July's 50-day wait — Springville's market has shifted decisively toward buyers."
Common questions about Springville this month
Is Springville a buyer's or seller's market in July 2026? ▾
July's data points clearly toward buyers. Median days on market reached 50, 15 of 26 closings came in below asking price, and 17 sellers had already cut their price before closing. With 118 active listings and only 26 closings, it would take about 4.5 months to sell every home currently listed at July's pace — that's enough supply to give buyers real negotiating room.
Why is the median list price so much higher than what homes are actually selling for? ▾
The active shelf in Springville is currently priced at a median of $554,900, but the median sale price in July was $425,000 — a $129,900 gap. That gap reflects sellers who listed at spring 2026 prices that the market has since moved past. Buyers shouldn't anchor to asking prices; what similar homes actually closed for is the more reliable guide.
How does July 2026 compare to July 2025 in Springville? ▾
July 2026 was noticeably slower. Median days on market was 50 this year versus 22 in July 2025, and active inventory reached 118 homes compared to 86 a year ago. Closings were slightly higher — 26 this year versus 24 last July — but the sale-to-list ratio slipped from 98.8% to 98.02%, and the median sale price fell from $461,250 to $425,000.
Are homes near Hobble Creek Canyon selling faster than the rest of Springville? ▾
Not in July. The one Cottages at Hobble Creek MHD closing this month sat 62 days before going under contract, and Springville Heights — another established area — saw its one closing take 84 days. The slower pace is broad-based, not limited to any one corridor.
Should I wait for rates to drop before buying in Springville? ▾
The 30-year rate has climbed from 6.14% in February to 6.875% today, and there's no clear near-term catalyst for a significant drop. What has changed is that sellers are cutting prices — 17 of 26 July closings involved a price reduction — so buyers who act now may offset some of the rate cost through a lower purchase price. Waiting for rates while inventory builds could mean more competition if rates do eventually fall.
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
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
26 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 50 · 25th percentile 29 · 75th percentile 66
Needed a price change
Sold listings that had a recorded price change before close
17 of 26 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. Camelot 2 sold · $295K · 29d
- 2. Cottages At Hobble Creek Mhd 1 sold · $1,300K · 62d
- 3. Quail Brook Estates 1 sold · $780K
- 4. Hunters Valley 1 sold · $763K · 47d
- 5. Springville Heights 1 sold · $660K · 84d
July 2026 by property type
How each housing type performed last month — 23 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 26 | 24 | +8.33% | 179 | 189 | -5.29% |
| Median Sale Price | $425,000 | $461,250 | -7.86% | $462,721 | $494,760 | -6.48% |
| Median DOM | 50 | 22 | +127.27% | 34 | 34 | 0.00% |
| Sale-to-List Ratio | 98.02% | 98.80% | -0.79% | 99.17% | 98.99% | +0.18% |
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.