Market analytics · June 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
June 2026 · Market Analysis
Syracuse closings turned nearly instant in June — but fewer buyers showed up to take advantage.
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The most striking number out of Syracuse in June 2026 is not a price — it's the pace: median days on market collapsed to just 5 days, down from 16 in May and 20 in April, meaning the homes that did sell moved almost immediately off the shelf. Yet that speed tells only half the story. With 131 active listings on the market — up from 85 a year ago in June 2025 — and only 26 closings recorded (compared to 30 in June 2025), the overall picture is a market where motivated sellers are clearing fast while a growing pool of listings waits. The gap between a median list price of $599,000 and a median sale price of $504,500 underscores that the homes actually closing are not the ones priced at the top of the range.
Market pulse
After bottoming at 60 days on market in January 2026 — the slow-season peak — Syracuse's median days on market tightened steadily through spring: 43 days in February, 28 in March, 20 in April, 16 in May, and now 5 days in June. That acceleration is real, but it reflects a narrowing slice of the market: only 26 homes closed in June, the lightest volume since January, while active inventory climbed to 131 — the most listings Syracuse has carried since at least last summer. The sale-to-list ratio slipped to 98.88% in June, down from 99.73% in May and 99.93% in April, and 14 of the 26 closings came in below list price, compared to just 9 of 31 in May. Nine of June's 26 closings involved a prior price reduction, a signal worth watching as inventory continues to build.
Mortgage context
The 30-year fixed rate has climbed to 6.75% — up 0.125 percentage points over the past 30 days and well above the February 2026 monthly average of 6.19%, which was the low point of the past seven months. That 0.56-percentage-point climb since February has added real dollars to every transaction in Syracuse, and with the June monthly average at 6.66% and July already tracking at 6.69%, there is no near-term relief in sight for buyers financing at the conforming level. Veterans and active-duty buyers connected to Hill Air Force Base in nearby Clearfield have a meaningful edge here: the VA rate at 6.375% is nearly 0.4 percentage points below the conventional 30-year, a gap that translates to a noticeably lower monthly payment on a mid-$500s home.
Payment math
At $504,500 — the June median sale price in Syracuse — a buyer putting 20% down finances roughly $403,600, and at today's 6.75% rate that works out to a monthly principal-and-interest payment of $2,618; that's $33 more per month than 30 days ago when the rate sat at 6.625%, and $149 above the $2,469 payment a February buyer locked in at 6.19%.
If you're buying
With 131 active listings and only 26 closings last month, buyers in Syracuse have genuine negotiating room — particularly in the Stillwater and Legacy Park communities, where several listings have been sitting well past the market's five-day median. Target homes that have been listed more than 30 days and carry a prior price reduction; the sale-to-list ratio on below-list closings in June was meaningfully softer than the headline 98.88%, and sellers in that position are often willing to negotiate on closing costs or repairs. If you qualify for a VA loan through your Hill AFB connection, the 6.375% rate versus the 6.75% conventional rate is worth running the numbers on before assuming conventional financing is your only path.
If you're selling
The five-day median days on market is genuinely encouraging, but it reflects homes priced to the market — not the $599,000 median list price that sat well above the $504,500 median sale price in June. Sellers in Shoreline-area neighborhoods and along the Legacy Park corridor should price within 2–3% of what similar homes actually closed for in May and June, not what they were listed at; the 14 below-list closings in June are a clear signal that aspirational pricing is being punished with longer waits and eventual concessions. If your home needs work, price it accordingly from day one — the nine price-reduction closings in June suggest that repositioning mid-listing costs more time than it saves money.
Outlook
With 131 active listings and new listings running at 42 in June, Syracuse is on a trajectory where supply continues to outpace closings through at least late summer. At June's pace of 26 sales per month, it would take roughly five months to work through the current inventory — a meaningful shift from the two-month pace that characterized most of 2025. Buyers who have been waiting on the sidelines in Layton or Kaysville and considering a move to Syracuse will find more options and softer negotiating conditions than at any point in the past year, though rising rates are offsetting some of that affordability gain. Sellers who price accurately and present well should still move quickly — the five-day median proves demand exists — but the days of every listing finding a buyer at or above list are clearly behind us for now.
Watch for
At the current pace of new listings averaging around 50 per month since March and closings running in the mid-to-upper 20s, active inventory could cross 160 homes by September — and if that happens, the sale-to-list ratio likely drifts toward the low 97% range, putting real pressure on sellers who bought or refinanced at peak 2022 values.
"Five-day median, 131 listings, softer prices — Syracuse in June is a buyer's market hiding in plain sight."
Common questions about Syracuse this month
Is Syracuse a buyer's or seller's market in June 2026? ▾
It's shifting toward buyers. With 131 active listings and only 26 closings in June, there's roughly five months of supply at the current pace — well above the two-month pace that defined most of 2025. More than half of June's closings came in at or below list price, and nine involved a prior price reduction, so buyers have real leverage, especially on homes that have been sitting more than a few weeks.
Why did median days on market drop to 5 days if the market is softening? ▾
The five-day median reflects the homes that actually sold — not the full pool of 131 active listings. Well-priced homes in communities like Stillwater and the Shoreline corridor are still moving quickly, sometimes within days of listing. The softening shows up in the growing inventory, the below-list closings, and the widening gap between the $599,000 median list price and the $504,500 median sale price.
How much does the current mortgage rate affect a home purchase in Syracuse? ▾
At today's 6.75% rate on a median-priced $504,500 home with 20% down, the monthly principal-and-interest payment is $2,618. That's $149 more per month than a buyer who locked in at February's 6.19% average — a difference of nearly $1,800 per year. Buyers with VA eligibility through Hill Air Force Base can access a 6.375% rate, which meaningfully reduces that monthly figure.
Which neighborhoods in Syracuse are seeing the most activity in June 2026? ▾
Stillwater and Still Water Subdivision each recorded two closings in June, with median sale prices around $482,000–$489,000 and median days on market of 31–39 days — longer than the overall market median, suggesting these communities have some negotiating room. Distant Serenade and Hawthorne each had a closing at zero days on market, indicating those homes were likely under contract before or immediately upon listing.
Should I wait to buy in Syracuse, or is now a reasonable time to move forward? ▾
Inventory is the highest it's been in over a year, and sellers are increasingly willing to negotiate — 14 of June's 26 closings came in below list price. The trade-off is that rates at 6.75% are near their recent peak, adding cost relative to earlier this year. If you find a home priced accurately and plan to stay five or more years, the current supply conditions favor buyers; if you're hoping for a significant rate drop before buying, there's no clear signal that relief is imminent based on the trajectory from February through July 2026.
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
26 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 5 · 25th percentile 0 · 75th percentile 14
Needed a price change
Sold listings that had a recorded price change before close
9 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. Still Water 2 sold · $489K · 39d
- 2. Still Water Subdivision 2 sold · $483K · 31d
- 3. Distant Serenade 1 sold · $775K · 0d
- 4. Hawthorne 1 sold · $734K · 0d
- 5. Legacy Park Collection 302 1 sold · $699K · 0d
June 2026 by property type
How each housing type performed last month — 26 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 26 | 30 | -13.33% | 188 | 174 | +8.05% |
| Median Sale Price | $504,500 | $592,250 | -14.82% | $569,686 | $572,020 | -0.41% |
| Median DOM | 5 | 23 | -78.26% | 28 | 24 | +16.67% |
| Sale-to-List Ratio | 98.88% | 99.46% | -0.58% | 99.48% | 99.61% | -0.13% |
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.