Market analytics · April 2026 archive
Tooele, 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
Tooele closings speed up in April even as the I-15 commute corridor adds inventory
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The clearest story in Tooele's April 2026 market is how quickly homes moved once they found a buyer. Median days-on-market dropped to 36 days in April, down from 47 days in March and well below the 54-day reading in January — a meaningful acceleration that signals genuine spring demand from Salt Lake County overflow buyers willing to make the Tooele Valley commute. That speed-up came even as active inventory reached 225 homes, up from 209 in March, giving buyers more options than they had a year ago when only 174 homes were active in April 2025.
Market pulse
Median DOM in Tooele has traced a clear arc over the past six months: it peaked at 54 days in January, eased to 51 days in February, held at 47 days in March, then dropped to 36 days in April — the fastest pace since last summer. The sale-to-list ratio recovered to 99.24% in April after slipping to 97.96% in February, and 13 of 58 closings went above list price, suggesting that well-priced homes in communities like Vista Meadows and Glen Eagles are still drawing competitive offers. Closed volume of 58 homes in April trails April 2025's 68 closings by 10 transactions, consistent with the broader pattern of slightly softer volume this spring. Active inventory has climbed steadily from 182 homes in December to 225 in April, adding supply without yet tipping the market decisively toward buyers.
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% — the sharpest one-month climb since last fall and a real headwind for Tooele buyers already stretching to cover the I-15 commute cost. Rates had dipped to a six-month low monthly average of 6.19% in February before climbing through March (6.48%) and April (6.42%), so the window of relative affordability that opened early in the year has largely closed. At current rates, the monthly payment math is noticeably tighter than it was just 90 days ago.
Payment math
On a median-priced home today, P&I lands at $2,100/mo at 6.625% — $81/mo more than 30 days ago at 6.25%, and $93/mo above the February low when rates averaged 6.19% and P&I would have been $2,007.
If you're buying
Target listings that have been sitting 45 days or longer — the under-$400K band in Tooele is showing a median DOM of 42 days, and sellers in Western Acres and Lexington Town Homes who haven't repriced are more likely to negotiate. With the sale-to-list ratio at 99.24% overall but closer to 96–97% on price-reduced listings, buyers who identify stale inventory and come in with a clean offer can capture meaningful concessions that weren't available in March.
If you're selling
The speed-up in median DOM is real, but it's concentrated in the $400K–$700K band where homes are moving at a median of 28 days — price to that band's comps, not to last spring's peak ratios. Sellers in Sunset Estates and Vista Meadows who are priced correctly are still closing near list, but the 22 below-list closings in April (out of 58 total) show that overpriced homes are sitting; with rates at 6.625% and rising, buyer purchasing power is shrinking and the market will not paper over a 3–5% pricing error the way it did in 2024.
Outlook
Over the next 60–90 days, Tooele's inventory will likely continue building as new-construction permitting activity in the Overlake corridor and Copper Canyon area adds resale competition; if new listings keep running near 84–87 per month as they did in March and April, active count could approach 250–260 by midsummer. Rate trajectory is the bigger variable: if the 30-year holds above 6.5%, expect the under-$400K segment — which draws the most rate-sensitive buyers making the Salt Lake City commute trade-off — to see DOM stretch back toward 50+ days. Seasonal demand typically supports volume through June, but the affordability math at current rates is meaningfully tighter than it was at the February low.
Watch for
If the 30-year fixed rate crosses 7%, expect Tooele's absorption rate to climb past 5 months as commute-corridor buyers recalculate whether the Tooele Valley price discount still justifies the drive to Salt Lake City.
"Tooele's spring reset: faster closings, more choices, but rising rates are trimming the buyer pool."
Common questions about Tooele this month
Is Tooele a buyer's or seller's market in April 2026? ▾
It's a balanced-to-slight-seller's market in the $400K–$700K range, where homes are closing at a 28-day median DOM and a 99.24% sale-to-list ratio. The under-$400K segment is softer — 42-day median DOM and more below-list closings — giving buyers in that price range more room to negotiate. With 225 active listings and 3.88 months of supply, neither side holds a commanding advantage.
How does Tooele compare to Salt Lake City for affordability right now? ▾
Tooele's April median sale price of $410,000 is meaningfully below Salt Lake City's typical range, which is the core reason buyers willing to make the I-15 commute continue to look here. At 6.625%, a Tooele median-priced home runs about $2,100/mo in P&I — the trade-off is commute time and fuel cost versus a lower purchase price and more square footage per dollar.
Are home prices in Tooele going up or down in 2026? ▾
The median sale price in April 2026 was $410,000, down from $422,500 in March and below April 2025's $417,500 — a modest softening rather than a sharp move in either direction. The average sale price of $418,750 in April is close to the 12-month range, suggesting the median dip reflects mix (fewer high-end closings) more than broad price deterioration. Prices in the $400K–$700K band have held relatively steady, with a median close of $449,990 in April.
Which Tooele neighborhoods are selling fastest right now? ▾
In April 2026, Glen Eagles posted a 7-day median DOM on 2 closings, and Sunset Estates moved at 15 days on 2 closings — both well below the market-wide 36-day median. Western Acres and Lexington Town Homes also moved quickly at 18 and 25 days respectively, with Western Acres consistently appearing among the top-volume subdivisions month after month. Vista Meadows is active but slower at 31 days, reflecting its higher price point near $504,000.
Should I wait for lower rates before buying in Tooele? ▾
Rates climbed from a six-month low of 6.19% in February to 6.625% today — a 0.43 percentage-point move that added $93/mo to a median-priced payment. Whether rates fall from here is uncertain; the monthly average has moved in both directions over the past six months (6.32% in January, 6.48% in March, 6.42% in April). What is clear is that Tooele's active inventory at 225 homes gives buyers more negotiating room than they had a year ago, so the rate-versus-selection trade-off is more balanced than it was in spring 2025.
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
59 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 35 · 25th percentile 13 · 75th percentile 70
Needed a price change
Sold listings that had a recorded price change before close
0 of 59 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. Western Acres 6 sold · $355K · 18d
- 2. Lexington Town Homes 4 sold · $388K · 25d
- 3. Vista Meadows 3 sold · $504K · 31d
- 4. Sunset Estates 2 sold · $560K · 15d
- 5. Glen Eagles 2 sold · $490K · 7d
April 2026 by property type
How each housing type performed last month — 59 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 59 | 68 | -13.24% | 234 | 246 | -4.88% |
| Median Sale Price | $410,000 | $417,500 | -1.80% | $418,401 | $410,520 | +1.92% |
| Median DOM | 35 | 28 | +25.00% | 46 | 36 | +27.78% |
| Sale-to-List Ratio | 99.38% | 99.33% | +0.05% | 99.18% | 99.65% | -0.47% |
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.