Market analytics
Sunset, 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
Latest published analysis. August 2026 commentary publishes on Sep 5.
Sunset homes are moving in days, not months — but sellers are trimming prices to make it happen.
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In May 2026, Sunset's median days on market dropped to just 8 — down from 12 in April and a sharp contrast to the 62- and 70-day medians that defined February and March. Homes are moving faster than at any point in the past six months, yet that speed came at a cost: 9 of the 10 closings settled below list price, and the sale-to-list ratio slipped to 98.19%, compared to 99.58% in April and 100.68% in May 2025. Closings also climbed to 10 — up from 7 in May a year ago — making this the most active May in the past two years, though the market's leverage has clearly shifted toward buyers.
Market pulse
The speed story in Sunset is real but uneven. Median days on market swung from 70 in March to 12 in April to just 8 in May — a dramatic compression — yet the quarter of homes that took longest still needed more than 20 days, and one Scotts-Dale closing sat on the market for 100 days before finding a buyer. Active inventory held steady at 29 homes in May, essentially flat from 30 in March and April, while new listings matched closings at 10 — meaning supply is not building but isn't tightening either. The sale-to-list ratio tells the clearest story: after touching 100.32% in January and 99.58% in April, it fell back to 98.19% in May, and not a single home sold above list price — a reversal from April when 3 of 9 closings went over ask.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and well above the February monthly average of 6.19% — the low point of the past seven months. After briefly retreating through early 2026, rates have climbed steadily since February, with monthly averages moving from 6.19% in February to 6.48% in March, 6.42% in April, and 6.55% in May. For Sunset buyers, that trajectory is meaningful: the monthly principal-and-interest payment on a median-priced home has risen $105 since February's low, making affordability a real constraint even at Sunset's relatively accessible price points.
Payment math
On a median-priced home here — about $357,000 with 20% down — the monthly principal-and-interest payment lands at $1,852 at 6.75% — $47 more than 30 days ago at 6.5%, and $105 above the February low when rates averaged 6.19% and the payment would have been $1,747.
If you're buying
Target homes that have been listed more than 30 days — the Scotts-Dale and Raymond Shupe closings in May both sat well past that mark before selling, and the sale-to-list ratio on those longer-tenured listings ran closer to 96-97%. With 9 of 10 May closings settling below list, there is real room to negotiate, particularly in the under-$400K range where 7 of the 10 closings landed and where Buena Vista and Sunset Place inventory tends to cluster. FHA and VA rates at 6.25% are meaningfully below the conventional 6.75%, so buyers who qualify for government-backed financing have a genuine payment advantage right now.
If you're selling
Price to where the market is, not where it was in April — the April median of $399,900 reflected a brief window when 3 of 9 buyers paid over list; May's data shows that window has closed. Homes in Buena Vista and Terry-Dale that are well-conditioned and priced at or slightly below recent comparable sales are still moving in under two weeks, but sellers who anchor to last spring's 100.68% sale-to-list ratio are likely to sit. Two of May's 10 closings involved a price reduction before going under contract, so getting the price right at launch is more important than it was even 60 days ago.
Outlook
Over the next 60 to 90 days, Sunset's market will be shaped primarily by the rate environment: with the 30-year already at 6.75% and the June monthly average tracking higher, buyers in the $350,000–$400,000 range — Sunset's core — are feeling the squeeze more than buyers in higher-priced Davis County cities like Kaysville or Layton where incomes tend to be higher. Inventory is unlikely to build significantly given that new listings have run at 10–11 per month since March, but if closings slow in response to rate pressure, the months-of-supply figure — currently about 2.9 months at May's pace — could drift toward 4 months by late summer. Sellers who need to move this summer should expect buyers to negotiate harder than they did in April.
Watch for
If the 30-year fixed rate climbs past 7% before August, expect the sale-to-list ratio in Sunset to fall further toward 97% and days on market to rebound toward the 20–30 day range, as the under-$400K buyer pool — already stretched — pulls back further.
"Sunset's fastest closings in a year came with a catch: 9 of 10 sellers had to price below list to get there."
Common questions about Sunset this month
Is Sunset a buyer's or seller's market in May 2026? ▾
It's a mixed picture. Homes are moving quickly — the median was just 8 days on market in May — but buyers are winning on price: 9 of 10 closings settled below list, and the sale-to-list ratio was 98.19%. That combination of fast movement and below-list pricing suggests sellers need to be realistic on price to get the speed they want.
Why did Sunset homes sell so much faster in May than in February or March? ▾
February and March saw a backlog of slower-moving inventory clear at discounted prices, with median days on market at 62 and 70 respectively. By April and May, the listings coming to market were fresher and priced more competitively from the start — Buena Vista had three closings in May with a median of zero days on market, meaning those homes went under contract before or immediately upon listing. Seasonal demand picking up as Davis County's shoulder-spring weather improved also played a role.
Are home prices rising or falling in Sunset right now? ▾
The May median sale price was $357,000, down from $399,900 in April and below the $385,000 recorded in May 2025. However, Sunset's monthly sample sizes are small — 10 closings in May — so a single higher- or lower-priced home can move the median noticeably. The more reliable signal is that the sale-to-list ratio has been below 100% since February, meaning sellers are consistently accepting less than their asking price.
How does the current mortgage rate affect buying a home in Sunset? ▾
At today's 6.75% rate, a buyer putting 20% down on a $357,000 home pays $1,852 per month in principal and interest. That's $105 more per month than it would have been in February when rates averaged 6.19%. FHA and VA loans are available at 6.25%, which would reduce that payment meaningfully for qualifying buyers — worth exploring if you're in the market.
Which Sunset neighborhoods are seeing the most activity right now? ▾
Buena Vista led May with 3 closings at a median sale price of $344,000, and those homes moved almost immediately after listing. Sunset Dale had one closing at $450,000 — the top sale of the month. Scotts-Dale and Raymond Shupe also recorded closings, though both took considerably longer — 100 and 49 days respectively — suggesting that homes in those areas priced above the neighborhood norm are facing more resistance from buyers.
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
4 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 4 · 25th percentile 4 · 75th percentile 74
Needed a price change
Sold listings that had a recorded price change before close
2 of 4 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. Terry Dale 1 sold · $445K
- 2. Morby Park Subdivisi 1 sold · $360K · 4d
- 3. Sunset Place 1 sold · $290K · 143d
August 2026 by property type
How each housing type performed last month — 3 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 4 | 6 | -33.33% | 50 | 40 | +25.00% |
| Median Sale Price | $347,500 | $374,750 | -7.27% | $354,926 | $373,518 | -4.98% |
| Median DOM | 4 | 13 | -69.23% | 35 | 27 | +29.63% |
| Sale-to-List Ratio | 99.55% | 98.01% | +1.57% | 99.09% | 99.41% | -0.32% |
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.