Market analytics · July 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
July 2026 · Market Analysis
Syracuse closings slow to a crawl in July as rates near 7% cool the Shoreline corridor
Get this report emailed every month
✓ You're in — see you next month.
Homes in Syracuse took a median 35 days to sell in July, more than double June's 14-day pace and the slowest reading since February's 43. Only 25 homes closed, down from 45 in July 2025 and well under the prior 12-month average of 34, even as the median sale price held at $600,000. Active listings kept climbing to 126, so the story this month is a smaller, slower-moving pool of sales set against a growing shelf of homes for sale.
Market pulse
Inventory has moved from 85 active listings in February to 91, 93, 104, 104, and now 126 in July — a steady climb with no month of pullback. New listings actually eased to 53 in July from 60 in May, so the growing shelf is less about fresh supply and more about homes lingering longer before they sell. Sold counts have dropped from 39 in March to 25 in July, the lightest month of the past six, while the sale-to-list ratio held at 99.44%, showing sellers are still getting close to full asking price on what does close. The over-$700K band, with sales at Whisperwood ($875,000) and Grayson Ridge South ($879,900), carried a chunk of July's volume even as days on market stretched into the 60s and 100s for those homes.
Mortgage context
The 30-year rate has climbed steadily from 6.19% in February to 6.79% in July and now sits at 6.875% today, up 0.25 percentage points in the last 30 days alone. That climb is landing directly on the days-on-market slowdown — buyers who could stretch to a Syracuse home at February's rates are recalculating, and some are simply taking longer to decide.
Payment math
A $600,000 median Syracuse home with 20% down now runs $3,153 a month in principal and interest at 6.875%, up $80 from $3,073 just 30 days ago at 6.625%, and $216 above the $2,937 payment buyers locked in back in February 2026 when rates averaged 6.19%.
If you're buying
Median days on market jumped to 35 in July from 14 in June, so patient buyers now have room to negotiate — 9 of the 25 closings sold below list. Look at the over-$700K band specifically: those homes took a median 37 days, and names like Whisperwood and Grayson Ridge South (109 days on market) show sellers there are willing to work with you. With active listings up to 126 from 104 in May and June, there's no need to rush an offer the first weekend.
If you're selling
Pricing right matters more now — 6 of July's 25 closings had a price cut along the way, and the median list price of $602,485 is running close to what's actually closing at $600,000, so there's little room to overshoot. If your home isn't in the $400K-$700K band, where homes still moved in a median 17 days, expect a longer runway; price competitively from day one rather than testing the market high and cutting later.
Outlook
With rates already at 6.875% and climbing since February, expect days on market to stay elevated through late summer unless closings pick back up from July's light 25. Inventory near 126 active listings gives buyers more leverage heading into fall, particularly in the $700K-plus segment where homes are sitting longest. Sellers who need to move should expect softer negotiating position than they had in June's faster market.
Watch for
If new listings keep running near 53 a month while sold counts stay near July's 25, the months-of-supply figure likely keeps climbing past its current elevated reading into fall, tilting more leverage toward buyers.
"Syracuse trades speed for supply as summer closings thin out"
Common questions about Syracuse this month
Is Syracuse a buyer's or seller's market in July 2026? ▾
It's tilting toward buyers. Active listings reached 126 in July, the highest of the past six months, while only 25 homes closed — well below the prior 12-month average of 34. Days on market doubled to 35 from June's 14, giving buyers more time to negotiate, though the 99.44% sale-to-list ratio shows sellers still aren't discounting heavily.
Why did homes take so much longer to sell in Syracuse this July? ▾
Median days on market jumped from 14 in June to 35 in July, the slowest pace since February's 43 days. Part of this lines up with the 30-year mortgage rate climbing to 6.875%, up 0.68 percentage points since February's 6.19% average, which has slowed buyer urgency even as more homes came onto the market.
How much does a median-priced home in Syracuse cost per month right now? ▾
At today's 6.875% rate, financing the $600,000 median home with 20% down runs $3,153 a month in principal and interest. That's $80 more than just 30 days ago and $216 above what the same payment would have been in February 2026 when rates averaged 6.19%.
Are home prices still rising in Syracuse? ▾
July's median sale price came in at $600,000, up from June's $494,000 but that June figure came from a smaller, lower-priced sample. Prices have bounced between $494,000 and $632,500 over the past 13 months without a clear sustained direction, so month-to-month swings reflect which homes closed as much as any broader trend.
Which Syracuse neighborhoods are seeing the most activity this summer? ▾
July's closings were spread thin across higher-priced areas, with Whisperwood at $875,000 and Grayson Ridge South at $879,900 leading the over-$700K segment, though both took 64 and 109 days respectively to sell. That's a shift from earlier in the year when Still Water and Parkview at Shoreline carried more of the volume in the $400K-$700K range.
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
28 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 35 · 25th percentile 10 · 75th percentile 52
Needed a price change
Sold listings that had a recorded price change before close
8 of 28 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. Grayson Ridge South 1 sold · $880K · 109d
- 2. Whisperwood 1 sold · $875K · 64d
- 3. Gailey Farms 1 sold · $800K
- 4. Legacy Park Collection 312 1 sold · $740K · 35d
- 5. Simpson Springs 1 sold · $710K · 37d
July 2026 by property type
How each housing type performed last month — 28 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 28 | 45 | -37.78% | 220 | 219 | +0.46% |
| Median Sale Price | $597,500 | $560,751 | +6.55% | $571,455 | $569,705 | +0.31% |
| Median DOM | 35 | 16 | +118.75% | 31 | 22 | +40.91% |
| Sale-to-List Ratio | 99.07% | 99.64% | -0.57% | 99.41% | 99.61% | -0.20% |
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.