Market analytics · July 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
July 2026 · Market Analysis
Tooele sales slow to a crawl in July as rate-wary commuter buyers wait it out
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Market pulse
Closed sales have been choppy all year — 59 in April, up to 71 in May, down to 53 in June, and now just 37 in July, the lightest month of the past year against a 57-sale average. Active inventory kept climbing anyway, reaching 210 homes in July versus 173 in June and 172 in May, even as new listings held near 74. Median days on market stretched from 29 in June to 65 in July, and the top 25% of listings now sit 97 days or longer before selling. Twenty of the 37 July closings needed a price cut to get there, versus zero as recently as April.
Mortgage context
The 30-year averaged 6.79% in July and has since climbed further, now sitting at 6.875% — up 0.25 percentage points in the past 30 days alone. That's the fourth straight monthly increase since February's 6.19% low, and it's a big part of why closings thinned out even as more homes sat on the shelf.
Payment math
A $428,000 median-priced Tooele home with 20% down now runs $2,247 a month in principal and interest at 6.875%, up $57 from $2,190 just 30 days ago at 6.625%. That's $155 above the $2,092 payment buyers locked in back in February 2026, when rates averaged 6.19%.
If you're buying
With days on market back up to 65 and a quarter of closings taking longer than 97 days, there's no rush — you have room to negotiate, especially in Western Acres where the median sale sits at $335,990. Look hard at the under-$400K band, where median days on market hit 84 and 15 sellers took price cuts before closing; that's where leverage is strongest. Don't anchor to the $435,000 median list price — July's actual median sale closed at $427,500, and 17 of 37 sales went below asking.
If you're selling
Twenty of July's 37 closings needed a price cut first, so price at or near recent comparable sales in your subdivision rather than testing the market high. Overlake Estates is the exception carrying the month — five sales at a $580,000 median — so if you're in a similar higher-end pocket, that demand is real. Everyone else should expect the 65-day median to be the new normal and price accordingly rather than chasing June's faster pace.
Outlook
Expect closings to stay light into August and September as the 30-year sits near 6.875% and commuter buyers from Salt Lake County keep waiting for relief. Inventory at 210 active homes gives buyers real choice for the first time in over a year, so sellers who need to move should price to last month's closings, not this spring's pace. Barring a rate pullback, the slower cadence — 65-day median days on market, more price cuts — is likely to persist through the fall.
Watch for
If the 30-year holds above 6.875% into August, expect closings to stay near July's 37 rather than rebound toward the 71 seen in May, pushing months-of-supply further past July's 5.68 reading.
"Tooele's slowdown month: fewer sales, slower closings, patient sellers."
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
40 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 62 · 25th percentile 11 · 75th percentile 93
Needed a price change
Sold listings that had a recorded price change before close
22 of 40 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. Overlake Estates 5 sold · $580K · 35d
- 2. Western Acres 4 sold · $336K · 62d
- 3. Copper Canyon 3 sold · $500K · 7d
- 4. Sasha Subdivision 2 sold · $464K · 81d
- 5. Tooele Flats 2 sold · $320K · 109d
July 2026 by property type
How each housing type performed last month — 40 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 40 | 49 | -18.37% | 399 | 432 | -7.64% |
| Median Sale Price | $428,250 | $425,000 | +0.76% | $416,492 | $416,815 | -0.08% |
| Median DOM | 62 | 27 | +129.63% | 43 | 34 | +26.47% |
| Sale-to-List Ratio | 99.55% | 99.34% | +0.21% | 99.09% | 99.64% | -0.55% |
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.