Market analytics · April 2026 archive
Syracuse, 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
April 2026 · Market Analysis
Syracuse homes are selling faster even as spring inventory builds along the Shoreline corridor.
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The defining story in Syracuse this April is how quickly homes are moving off the market. Median days-on-market dropped to 20 in April 2026, down from 28 in March and a winter peak of 60 days in January — a 29% acceleration in pace even as active inventory climbed to 105 homes, up from 75 a year ago in April 2025. That combination of faster closings and more available supply is reshaping the negotiating table: 14 of 36 closed sales went above list price, compared to 11 of 40 in April 2025, a sign that well-priced homes in communities like Shoreline Creekside and Grayson Ridge are still drawing competitive offers.
Market pulse
After median DOM spiked to 60 days in January 2026 — reflecting the slow winter season typical of Davis County's northern Utah climate — the pace of closings has tightened steadily: 43 days in February, 28 in March, and now 20 in April. The sale-to-list ratio reached 99.93% in April, the strongest reading since at least last spring, with the 75th-percentile DOM compressing sharply to just 33 days versus 85 days in March — meaning even the slower-moving listings are clearing faster. Active inventory has grown from 72 homes in December to 105 in April, with new listings holding at 49-50 per month in March and April, giving buyers more selection in communities like Stillwater and Legacy Park. Absorption sits at 2.92 months in April, roughly in line with the 2.51–3.32 range seen since February, indicating a balanced-to-slightly-seller-favoring market rather than a runaway one.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 percentage points over the past 30 days from 6.25% — a meaningful jump that adds real dollars to monthly payments on Syracuse homes. Rates climbed 0.43 pp from February's monthly average of 6.19% to today's spot rate of 6.625%, reversing the brief affordability window that opened earlier this year. At current rates, buyers financing a median-priced Syracuse home are carrying noticeably higher monthly costs than they would have just two months ago, which may be contributing to the slight dip in closed volume compared to April 2025's 40 sales.
Payment math
On a median-priced home today, P&I lands at $2,853/mo at 6.625% — $110/mo more than 30 days ago at 6.25%, and $127/mo above the February low when rates averaged 6.19% and P&I would have been $2,726.
If you're buying
Target homes in the $400K–$700K band that have been listed 30 or more days — the sale-to-list ratio on that segment is competitive but not frenzied, and the 75th-percentile DOM of 33 days means a meaningful share of inventory is sitting long enough to negotiate. In communities like Stillwater and RCS Parkwest, where recent closings have come in at or below list, there is room to ask for concessions; contrast that with Shoreline Creekside and Grayson Ridge, where above-list offers are still closing. If you're considering a jumbo purchase above $700K, note that jumbo rates are currently at 7.375% — factor that into your ceiling before touring homes in the Legacy Park Estate tier.
If you're selling
Price to the current market, not to last spring's peak: the April 2026 median sale price of $557,000 is below April 2025's $597,500, and homes that launched at list prices reflecting 2025 comps are the ones sitting past 30 days. The good news is that the sale-to-list ratio is nearly 100% for correctly priced homes — if you're in a well-regarded subdivision like Shoreline or Creekside at Shoreline and you price within 1–2% of recent closed comps, you have a real shot at a quick, clean offer. Sellers in the over-$700K segment should note that median DOM for that band was just 14 days in April, faster than the $400K–$700K band's 23 days, suggesting luxury buyers are active and decisive right now.
Outlook
Over the next 60–90 days, Syracuse is likely to see continued inventory growth as the spring permitting and listing season runs through June — new listings have held at 49–50 per month in March and April, and that pace typically holds or rises into early summer. If the 30-year rate stays near or above 6.625%, some buyers who were pre-approved at February's 6.19% will find their purchasing power trimmed, which could soften demand slightly in the $550K–$650K range where most Syracuse volume concentrates. The I-15 corridor commute to Hill AFB in Clearfield and to Silicon Slopes employers further south continues to underpin demand for family-sized homes in Syracuse, which should keep absorption from drifting much above 3 months even if rates hold elevated.
Watch for
If the 30-year fixed rate crosses 7%, expect the sale-to-list ratio in Syracuse's $400K–$700K band to slip below 99% and median DOM to drift back toward the 35–40 day range seen last winter, as Hill AFB and Silicon Slopes commuter buyers recalibrate their price targets.
"Speed up, supply up — Syracuse buyers are moving quickly in a market that's giving them more to choose from."
Common questions about Syracuse this month
Is Syracuse a buyer's or seller's market in April 2026? ▾
It's a balanced market leaning slightly toward sellers for well-priced homes. The sale-to-list ratio of 99.93% and 14 above-list closings out of 36 total show that correctly priced listings are still drawing competition. However, active inventory has grown to 105 homes — up from 75 a year ago — giving buyers more options than they had in spring 2025.
How fast are homes selling in Syracuse right now? ▾
The median days-on-market in April 2026 was 20 days, down sharply from 28 in March and 60 in January. The 75th-percentile DOM compressed to just 33 days, meaning even the slower-moving listings are clearing in about a month. Homes in Shoreline Creekside and Creekside at Shoreline are among the faster-moving segments.
How do current mortgage rates affect buying a home in Syracuse? ▾
At today's 30-year rate of 6.625%, the principal-and-interest payment on a median-priced Syracuse home runs approximately $2,853 per month — $127 more per month than it would have been in February when rates averaged 6.19%. Buyers considering homes above $700K should also note that jumbo rates are currently at 7.375%, which meaningfully raises the monthly cost for Legacy Park Estate-tier properties.
Are home prices in Syracuse going up or down compared to last year? ▾
The April 2026 median sale price of $557,000 is below April 2025's $597,500, a decline of roughly 6.8% year-over-year. However, the average sale price of $583,965 in April 2026 is closer to last year's $607,367 average, suggesting the median is being pulled down by a higher share of closings in the $400K–$550K range rather than a broad price collapse. Of the 36 April closings, 29 were in the $400K–$700K band.
What neighborhoods or subdivisions are most active in Syracuse right now? ▾
Shoreline-area communities — including Shoreline Creekside, Creekside at Shoreline, and Stillwater — have been consistently active across recent months. Grayson Ridge saw a notable $1,122,000 closing in April. In the more affordable tier, Still Water Subdivision Phase 6 and Village at the Bluff both closed in April with median DOMs of 21 and 36 days respectively, suggesting steady demand across price points along the western Syracuse bench near the Great Salt Lake shoreline.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
36 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 20 · 25th percentile 8 · 75th percentile 33
Needed a price change
Sold listings that had a recorded price change before close
0 of 36 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. Shoreline Creekside 2 sold · $587K · 44d
- 2. Village At The Bluff 2 sold · $540K · 36d
- 3. Still Water Subdivision Phase 6 2 sold · $536K · 21d
- 4. Grayson Ridge 1 sold · $1,122K · 0d
- 5. Creekside At Shoreline 1 sold · $750K · 19d
April 2026 by property type
How each housing type performed last month — 36 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 36 | 40 | -10.00% | 131 | 111 | +18.02% |
| Median Sale Price | $557,000 | $597,500 | -6.78% | $575,450 | $562,694 | +2.27% |
| Median DOM | 20 | 19 | +5.26% | 36 | 27 | +33.33% |
| Sale-to-List Ratio | 99.93% | 99.76% | +0.17% | 99.55% | 99.63% | -0.08% |
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.