Market analytics · August 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
August 2026 · Market Analysis
Tooele closings thin out in August but the homes that sell move fast
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Homes that closed in Tooele this August sold in a median 28 days, down from 62 in July and back near June's 29 — a sharp reversal after two months of slower decisions. Only 24 homes sold, less than half the 56 that closed in August 2025 and well under the trailing 12-month average of 56, so treat the median sale price of $401,500 as a read on a thin group of closings rather than the whole market. Active listings kept climbing anyway, reaching 213 — up from 166 in July and 144 back in June.
Market pulse
Closed sales have fallen for three straight months — 71 in May, 54 in June, 40 in July, and just 24 in August — even as new listings held fairly steady at 78. Days on market bounced around rather than trending cleanly: 34 in May, 29 in June, a jump to 62 in July, then back down to 28 in August. The sale-to-list ratio actually improved to 100.05%, the strongest reading of the past six months, meaning the smaller pool of buyers still closing are paying full price or better. Western Acres, the most-active subdivision in six of the last seven months, slowed hard here too — just 2 sales at a median 93 days, versus 9 sales in 63 days back in March.
Mortgage context
The 30-year mortgage rate has drifted up most of the year, from 6.16% in February to 6.79% in July, and sits at 6.875% today — up 0.125 percentage points over the past 30 days. That climb is landing on top of an already-thinning buyer pool: fewer Salt Lake County commuters appear willing to lock in a Tooele purchase at these rates than were closing deals back in the spring.
Payment math
A $402,000 median Tooele home with 20% down costs $2,110 a month in principal and interest at today's 6.875%, which is $27 more than the $2,083 payment buyers faced 30 days ago at 6.75%, and $151 above the $1,959 payment from February 2026, when rates averaged a much friendlier 6.16%.
If you're buying
With only 24 closings and inventory up to 213 active listings, you have far more to choose from than sellers have buyers for — use that leverage on anything sitting past 90 days rather than competing for the fast movers. Under-$400K homes are taking a median 107 days here, more than double the 400K-700K band's 12 days, so that's where price negotiation room is real. Watch Golf Course View and other higher-end subdivisions where single sales this month closed near list — those sellers aren't budging yet.
If you're selling
A 100.05% sale-to-list ratio sounds strong, but it's coming from just 24 closings against 213 active listings, so don't assume every home is fetching full price — only 6 of August's sales went above list. If your home is priced like the entry-level band, price close to the $319,990 median for under-$400K sales rather than testing the market, since that segment is running a 107-day median wait. Homes in Western Acres and similar starter subdivisions need sharper pricing now than they did back in March, when the same neighborhood sold in a third of the time.
Outlook
Expect closings to stay light through September and October as the 30-year rate has now pushed to 6.875% with September's monthly average tracking even higher at 6.88%. Inventory at 213 will likely keep climbing if new listings hold near 78 a month while sales stay in the 20s and 30s, giving buyers more room to negotiate into fall. Sellers who need to move should expect August's fast 28-day median to reflect a small, motivated buyer pool rather than a market-wide speedup.
Watch for
If closings stay below 30 a month while active listings keep climbing past 213, months-of-supply readings will likely keep drifting higher into the fall, giving buyers even more leverage on anything past the 60-day mark.
"Fewer sellers, faster deals: Tooele's quiet-but-quick August."
Common questions about Tooele this month
Is Tooele a buyer's or seller's market in August 2026? ▾
It is leaning toward buyers. Active listings climbed to 213, the highest of the past six months, while only 24 homes closed - less than half the 56 that sold in August 2025. Buyers have far more inventory to choose from than there is demand to absorb it, even though the homes that did sell moved at a strong 100.05% of list price.
Why did homes sell faster in August after July's slowdown? ▾
Median days on market dropped to 28 in August from 62 in July, but with only 24 sales it likely reflects a small group of motivated, well-priced homes closing quickly rather than a market-wide speedup. Compare that to March, when 66 homes closed at a 47-day median - a much larger and more reliable sample.
How much has the mortgage rate climb cost Tooele buyers? ▾
The 30-year rate sits at 6.875% today, adding $27 a month to the payment on a $402,000 median home compared to 30 days ago. Since February's low of 6.16%, the same home now costs $151 more per month in principal and interest - $2,110 versus $1,959.
Which Tooele subdivisions are seeing the most activity right now? ▾
Western Acres remains the most-cited subdivision but slowed sharply, with just 2 sales in August at a median 93 days compared to 9 sales in 63 days back in March. Smaller pockets like Golf Course View and Deer Hollow Phs 7 each saw a single higher-priced sale this month, in the $700,000s.
Should sellers in the under-$400K range expect a quick sale? ▾
Not right now - that band posted a 107-day median in August, more than triple the 30 days it saw back in June. Pricing close to the segment's $319,990 median sale price, rather than testing above it, is the more realistic path to a close this fall.
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
August 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 27 · 25th percentile 12 · 75th percentile 107
Needed a price change
Sold listings that had a recorded price change before close
11 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. Western Acres 3 sold · $320K · 27d
- 2. Golf Course View Subdivision 1 sold · $789K · 27d
- 3. Deer Hollow Phs 7 1 sold · $710K · 28d
- 4. Loma Vista Subdivision 1 sold · $675K
- 5. Skyline Ridge 1 sold · $600K
August 2026 by property type
How each housing type performed last month — 22 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 26 | 56 | -53.57% | 426 | 488 | -12.70% |
| Median Sale Price | $399,950 | $420,500 | -4.89% | $415,583 | $417,238 | -0.40% |
| Median DOM | 27 | 42 | -35.71% | 42 | 35 | +20.00% |
| Sale-to-List Ratio | 99.98% | 99.87% | +0.11% | 99.16% | 99.67% | -0.51% |
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.