Market analytics
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
May 2026 · Market Analysis
Tooele buyers push May closings higher even as rising rates squeeze the entry-level price band
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Tooele's May 2026 market delivered its strongest closing count in over a year, with 71 homes sold — up 20% from April's 59 and ahead of the 67 closings recorded in May 2025. That volume gain came even as the 30-year mortgage rate climbed to 6.75%, a sign that Salt Lake County overflow buyers willing to make the Tooele Valley commute are still committing, though the composition of who is buying is shifting. Active inventory held at 213 homes, roughly 27% above the 168 active listings Tooele carried in May 2025, giving buyers more options than they had a year ago without tipping the market decisively in either direction.
Market pulse
Closed sales in Tooele moved from 44 in January to 65 in February, held near that level through March (66) and April (59), then climbed to 71 in May — a clear spring acceleration that tracks the seasonal pattern but also reflects genuine demand from buyers priced out of Salt Lake City and South Jordan. Median days on market continued to compress: from 54 days in January down to 51 in February, 47 in March, 35 in April, and 31 in May, with the fastest quarter of closings now clearing in just 6 days — meaning well-priced homes in communities like Eastland Estates and Vista Meadows are moving almost immediately. The sale-to-list ratio eased slightly to 98.73% in May from 99.38% in April, and 32 of 71 closings settled below list price, suggesting sellers who overprice relative to recent comparable sales are giving ground. New listings moderated to 72 in May from 85 in April and 88 in March, which kept active inventory from growing further — it actually dipped from 217 in April to 213 in May.
Mortgage context
The 30-year fixed rate reached 6.75% as of mid-June, up 0.25 percentage points from 6.5% thirty days ago and 0.56 percentage points above February's monthly average of 6.19% — the low point of the past seven months. That climb has been uneven: rates eased from 6.47% in November 2025 to 6.19% in February 2026, then reversed course, averaging 6.48% in March, 6.42% in April, and 6.55% in May before the current spot rate of 6.75%. For Tooele buyers already stretching to cover the I-15 or SR-36 commute, each rate step upward narrows the pool of households who can qualify at the entry-level price points that have historically made this market attractive relative to Salt Lake City or Draper.
Payment math
On a median-priced home here — about $420,000 with 20% down — the monthly principal-and-interest payment lands at $2,179 at 6.75% — $56 more than 30 days ago at 6.5%, and $123 above the February low when rates averaged 6.19% and the payment would have been $2,056.
If you're buying
Target homes that have been listed for more than 45 days — in May, the bottom quarter of closings by speed took longer than 55 days, and those sellers are the ones accepting below-list offers; 32 of 71 May closings settled under asking price. In the $400,000–$700,000 band, communities like Vista Meadows and Skyline Ridge Subdivision are seeing median days on market of 18–25 days for that segment, so move quickly on anything freshly listed there; but in the under-$400,000 range, where median days on market ran 45 days in May, you have more room to negotiate — 23 of 71 May closings involved a seller who had already cut the price at least once.
If you're selling
Price to where the market actually cleared in May — a $420,000 median — not to where it was in spring 2025 when the sale-to-list ratio was running near 99.9%; today's ratio of 98.73% means buyers are pushing back, and 32 of 71 closings landed below list. Homes in Lexington Town Homes and Eastland Estates that are well-conditioned and priced within 1%–2% of recent comparable sales are still moving in under five weeks; homes that test the top of the range are sitting, as Vista Meadows' 81-day median days on market in May illustrates. If you're in the $400,000–$700,000 range, differentiate on condition and lot rather than price alone — that segment produced 42 of 71 closings and is where competition is most active.
Outlook
Over the next 60–90 days, Tooele's market will be shaped primarily by whether the 30-year rate holds near 6.75% or climbs further — the February-to-now move of 0.56 percentage points has already added $123 per month to a median-priced home's payment, and another meaningful move upward would further thin the buyer pool that commutes from Tooele Valley into Salt Lake County employment centers. Inventory is likely to grow modestly through July as new construction permitting in Western Acres and Copper Canyon continues to add resale competition, but the pace of new listings has been easing since March's peak of 88, which should keep supply from running away. Sellers who price accurately in June and July will still find buyers; those who anchor to 2025 peak expectations will face longer market times as the summer progresses.
Watch for
If the 30-year fixed rate crosses 7%, expect days on market to climb back toward the 45–50 day range and the sale-to-list ratio to slip below 98%, as the entry-level buyer pool — already the most rate-sensitive segment in Tooele — pulls back further.
"More closings, faster decisions, but the rate climb is quietly reshuffling who can afford Tooele Valley."
Common questions about Tooele this month
Is Tooele a buyer's or seller's market in May 2026? ▾
It's a balanced market leaning slightly toward buyers in certain price ranges. The sale-to-list ratio of 98.73% and 32 below-list closings out of 71 total show sellers are negotiating, but the 31-day median days on market and 71 closings indicate genuine demand. Buyers have more leverage than a year ago — active inventory is up 27% from May 2025 — but well-priced homes in the $400,000–$700,000 range are still moving in under three weeks.
How much does the commute from Tooele to Salt Lake City affect home prices here? ▾
The I-15 and SR-36 commute corridor is a primary reason Tooele's median sale price of $420,000 in May 2026 sits well below Salt Lake City, Draper, and South Jordan. Buyers willing to make that 30–45 minute drive gain significant purchasing power, and that overflow demand has kept Tooele's closing volume healthy even as rates have climbed. When rates rise, the commute trade-off becomes harder to justify for marginal buyers, which is why the entry-level under-$400,000 segment is showing softer days-on-market numbers (45 days) than the mid-range.
What price range is moving fastest in Tooele right now? ▾
The $400,000–$700,000 band is the most active, with 42 of 71 May closings and a median days on market of just 18 days for that segment. Communities like Eastland Estates and Vista Meadows fall squarely in this range. The under-$400,000 segment is slower at 45 median days on market, partly because rate increases hit entry-level buyers hardest, and partly because some of that inventory is older or needs work.
Should I wait for rates to drop before buying in Tooele? ▾
Rates have moved in both directions over the past seven months — they fell from 6.47% in November 2025 to 6.19% in February 2026, then climbed back to 6.75% today. Waiting for a rate drop is a timing bet with no guarantee; in the meantime, active inventory in Tooele is 27% higher than a year ago, giving buyers more negotiating room than they had in 2025. If you find a home priced at or below the $420,000 median and can negotiate a seller concession toward closing costs, you can refinance later if rates fall — but you can't recapture the purchase price if inventory tightens again.
How many Tooele sellers are cutting prices before closing? ▾
In May 2026, 23 of 71 closings involved a seller who had reduced their price at least once before the sale — that's about one in three transactions. This is the first month this figure is reliably tracked in our data. It's most common in the under-$400,000 range and in subdivisions like Vista Meadows where days on market ran 81 days in May, suggesting sellers in those pockets initially priced above what the current buyer pool would support.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
71 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 31 · 25th percentile 6 · 75th percentile 55
Needed a price change
Sold listings that had a recorded price change before close
23 of 71 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. Lexington Town Homes 4 sold · $390K · 39d
- 2. Vista Meadows 3 sold · $490K · 81d
- 3. Eastland Estates 3 sold · $416K · 55d
- 4. Little Mt Sub 3 sold · $335K · 7d
- 5. Skyline Ridge Subdivision 2 sold · $670K · 25d
May 2026 by property type
How each housing type performed last month — 71 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 71 | 67 | +5.97% | 305 | 313 | -2.56% |
| Median Sale Price | $420,000 | $404,500 | +3.83% | $418,773 | $409,232 | +2.33% |
| Median DOM | 31 | 37 | -16.22% | 43 | 36 | +19.44% |
| Sale-to-List Ratio | 98.73% | 99.90% | -1.17% | 99.08% | 99.70% | -0.62% |
Past months
Browse historical Tooele reports — each month's snapshot stays at its own permanent URL.
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.