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 homes take twice as long to sell in July as buyers weigh near-7% rates
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The defining shift in Tooele's July 2026 market was how long homes sat before closing. Median days on market jumped to 62 — more than double June's 29 — reversing a spring trend that had compressed wait times to some of the shortest readings of the past year. That slowdown arrived alongside 41 closings, down from 54 in June and well below the 49 recorded in July 2025, as the 30-year mortgage rate pushed toward 6.875% and Salt Lake County overflow buyers reconsidered the Tooele Valley commute math.
Market pulse
Median days on market traced a clear arc this spring: 51 days in February, 47 in March, then a sharp drop to 35 in April and 34 in May as demand picked up. June compressed further to 29 days — then July reversed hard to 62, matching the slower pace last seen in October 2025. Active inventory climbed back to 165 after bottoming at 143 in June, and new listings rose to 74, so supply is rebuilding even as the buyer pool thins. The sale-to-list ratio actually firmed to 99.65% in July, up from 98.85% in June, which tells you the homes that did close were priced correctly from the start — it's the overpriced listings that are dragging the days-on-market figure up.
Mortgage context
The 30-year rate has climbed steadily since February's 6.14% monthly average, reaching 6.66% in June and 6.79% in July before ticking up further to 6.875% today — a 0.74 percentage point rise over roughly six months. That trajectory is doing real work on affordability for the price-sensitive buyers who make up a large share of Tooele's demand, particularly those commuting to Salt Lake City or the Silicon Slopes corridor who are already absorbing fuel and time costs on top of a higher mortgage payment.
Payment math
At $429,000 — Tooele's July median — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,255 at today's 6.875% rate, which is $29 more than 30 days ago when the rate sat at 6.75%, and $166 above the February low when rates averaged 6.14% and that same loan would have run $2,089 a month.
If you're buying
With 22 of 41 July closings involving a prior price reduction, there's real negotiating room on listings that have been sitting. Target homes past 75 days on market — the under-$400K band, where 15 homes closed at a median of $334,990, is where sellers are most motivated, and Tooele Flats listings in that range averaged 109 days before closing. In the $400K–$700K band, Copper Canyon homes moved in just 7 days at a median of $499,990, so well-priced mid-range inventory still goes fast — don't expect discounts there.
If you're selling
Price to where homes are actually closing, not where the active shelf is listed — the median list price of $425,000 sits $4,000 above the median sale price of $429,000 only because the closings that happened were priced right; the ones sitting are not. Overlake Estates led July with 5 closings at a median of $580,000, which shows the upper-mid range can move, but those sellers had condition and pricing working together. If your home needs work or you're above recent comparable sales, a 2–3% price trim upfront will cost less than 60-plus days of carrying costs.
Outlook
The rate environment isn't improving quickly — the 30-year has been above 6.5% since March and shows no sign of a meaningful pullback heading into fall. Tooele typically sees volume soften further in August and September as the summer selling window closes, and with 165 active listings against only 41 July closings, sellers will face more competition over the next 60–90 days. Buyers who can qualify at current rates will find more negotiating room than at any point this spring, especially on homes that have already sat through the summer.
Watch for
At the current pace of new listings running near 70–74 per month against closings in the low 40s, active inventory could climb past 200 by September — at which point the sale-to-list ratio likely drifts below 98% for the first time since last winter.
"Slower closings, fewer sales, but sellers who priced right still got nearly full ask."
Common questions about Tooele this month
Is Tooele a buyer's or seller's market in July 2026? ▾
It's shifting toward buyers. With 165 active listings and only 41 closings in July, it would take about four months to sell through the current supply at that pace — a reading that favors buyers. The catch is that well-priced homes still close near full ask, so 'buyer's market' doesn't mean across-the-board discounts; it means leverage on the listings that have been sitting.
Why did homes take so much longer to sell in July than in June? ▾
Two things converged: the 30-year mortgage rate climbed to nearly 6.875%, which thinned the pool of qualified buyers, and the mix of listings shifted toward higher-priced and harder-to-sell inventory. The median days on market jumped from 29 in June to 62 in July, but the homes that did close — particularly in Copper Canyon, where the median days on market was just 7 — were priced to move.
Are sellers cutting prices in Tooele right now? ▾
Yes, more than usual. Twenty-two of the 41 homes that closed in July had taken a price reduction before going under contract — that's more than half of all closings. That's a meaningful signal that the initial list prices on many homes were set above what the market would bear at current rates.
What price range is moving fastest in Tooele this summer? ▾
The $400,000–$700,000 band is the most active, with 25 of 41 July closings landing there at a median of $465,000 and a median of 28 days on market. Copper Canyon specifically moved in a median of 7 days in that range. Homes under $400,000 are taking much longer — a median of 84 days — likely because rate-sensitive first-time buyers are the most affected by the climb toward 6.875%.
How does Tooele's July 2026 market compare to a year ago? ▾
Closings are down — 41 this July versus 49 in July 2025 — and homes are sitting longer: 62 days median this year versus 27 days a year ago. The median sale price edged up slightly, from $425,000 in July 2025 to $429,000 now, but that modest gain comes with a significantly higher monthly payment because rates have risen about 0.74 percentage points since February's low.
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
41 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 41 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 — 41 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 41 | 49 | -16.33% | 400 | 432 | -7.41% |
| Median Sale Price | $429,000 | $425,000 | +0.94% | $416,599 | $416,815 | -0.05% |
| Median DOM | 62 | 27 | +129.63% | 43 | 34 | +26.47% |
| Sale-to-List Ratio | 99.65% | 99.34% | +0.31% | 99.10% | 99.64% | -0.54% |
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.