Market analytics · May 2026 archive
Tremonton, 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
Tremonton's spring closing count slips back as rising rates and a mix shift toward entry-level reshape May's numbers.
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Tremonton recorded 19 closings in May 2026, matching May 2025's count exactly — but the story underneath that flat headline is a meaningful pullback from April's 25 closings, a 24% drop month-over-month that signals the spring momentum in Box Elder County didn't carry through. The mix shifted sharply toward entry-level homes: 13 of the 19 May closings were priced under $400,000, compared to just 10 of 25 in April, which pulled the reported median sale price down to $340,000 from $430,000 the month prior. Active inventory climbed to 89 homes, the most Tremonton has carried since at least last fall, giving buyers more to look at even as fewer are pulling the trigger.
Market pulse
Closed sales in Tremonton have moved in a wide band over the past six months: 14 in January 2026, 22 in February, 16 in March, 25 in April, and then 19 in May — a step back after April's peak. Days on market compressed noticeably in May, with the median falling to 28 days from 34 in April and 64 in March, though that figure is partly influenced by a cluster of new-construction closings in Archibald Estates and Harvest Acres that recorded zero days on market. The sale-to-list ratio eased to 98.15% in May, the softest reading since August 2025's 98.20%, suggesting sellers are giving a little more ground than they were in the March–April window. Active inventory has grown steadily — from 72 homes in February to 81 in March, 83 in April, and 89 in May — meaning the pool of available homes is expanding even as the pace of closings has moderated.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.50% thirty days ago, and up 0.56 percentage points from February's monthly average of 6.19% — the most affordable point in the past seven months. That climb matters in a market like Tremonton where the bulk of closings happen under $400,000: even modest rate increases compress what buyers can qualify for on homes in the $300,000–$380,000 range. FHA and VA options at 6.25% are providing some relief for first-time and military buyers, which is relevant given Tremonton's proximity to communities that draw Hill AFB-connected households from the I-15 corridor.
Payment math
On a median-priced home here — about $340,000 with 20% down — the monthly principal-and-interest payment lands at $1,764 at 6.75% — $45 more than 30 days ago at 6.50%, and $100 above the February low when rates averaged 6.19% and the payment would have been $1,664.
If you're buying
With 89 active listings and a sale-to-list ratio at 98.15%, buyers in Tremonton have more negotiating room than at any point this spring — target homes that have been sitting past 45 days, particularly in the $400,000–$700,000 band where days on market averaged 27 in May and several listings in communities like Rivers Edge and Harvest Acres have accumulated time. If you're shopping under $400,000, be aware that 13 of May's 19 closings landed in that range, so competition for well-priced entry-level homes in Archibald Estates and Melody Park remains real — those moved quickly. Buyers priced out of Logan or looking for more space than Ogden-area prices allow are increasingly finding Tremonton's under-$350,000 inventory worth the I-15 commute trade-off.
If you're selling
If your home is priced above $400,000, May's data is a caution: only 5 homes in that band closed, and the sale-to-list ratio market-wide has slipped to 98.15% — pricing to last spring's expectations will likely mean sitting. Sellers in Rivers Edge and similar newer subdivisions along the northern Tremonton bench have an advantage in the upper band, but even there, 9 of May's 19 closings involved a price reduction before closing, so getting the list price right from day one matters more than it did in April. Consider pricing 1–2% below recent comparable sales in your neighborhood rather than testing the ceiling — the buyers active in this market right now are rate-sensitive and have more choices than they did 90 days ago.
Outlook
Over the next 60–90 days, Tremonton's market is likely to stay in a holding pattern: inventory will probably continue building as new listings come in through the summer permitting season, while closing volume will depend heavily on whether rates stabilize or climb further. If the 30-year holds near 6.75%, expect monthly closings to stay in the 18–22 range and the sale-to-list ratio to drift toward the mid-97% range as sellers adjust to the new affordability ceiling. Buyers relocating from the Wasatch Front — particularly those priced out of Weber or Davis County — remain a steady source of demand for Tremonton's entry-level and mid-range inventory, which should keep the market from softening sharply even if the pace stays modest.
Watch for
If the 30-year fixed rate crosses 7.00%, the under-$400,000 segment — which carried 13 of Tremonton's 19 May closings — would face meaningful qualification pressure, and monthly closing volume could fall toward the low teens seen in January 2026.
"May in Tremonton: same closing count as a year ago, but a very different mix — and rates are making buyers think twice."
Common questions about Tremonton this month
Is Tremonton a buyer's or seller's market in May 2026? ▾
It's edging toward buyer-friendly territory. Active inventory climbed to 89 homes in May, the sale-to-list ratio slipped to 98.15%, and 9 of the 19 closings involved a price cut before the sale. That said, well-priced entry-level homes under $400,000 — particularly in Archibald Estates and Melody Park — are still moving in under 30 days, so it's not a uniform buyer's market across all price ranges.
Why did Tremonton's median sale price drop so much from April to May? ▾
The drop from $430,000 in April to $340,000 in May is largely a mix shift, not a signal that home values fell. In April, 14 of 25 closings were in the $400,000–$700,000 range; in May, only 5 of 19 were. With 13 of May's closings under $400,000, the median naturally moved lower. The average sale price, which is less sensitive to mix, moved from $410,984 in April to $392,345 in May — a much smaller change.
How are rising mortgage rates affecting Tremonton buyers right now? ▾
The 30-year fixed rate is at 6.75% as of mid-June, up from 6.19% in February — the most affordable point of the past several months. On a $340,000 home with 20% down, that rate increase has added $100 per month to the principal-and-interest payment compared to February. For buyers targeting Tremonton's entry-level inventory, FHA loans at 6.25% can meaningfully reduce that payment and are worth exploring.
How long are homes sitting on the market in Tremonton right now? ▾
The median days on market in May was 28, down from 34 in April and 64 in March — but that figure is partly skewed by new-construction closings in Archibald Estates and Harvest Acres that recorded zero days on market. Resale homes in the $400,000–$700,000 range averaged 27 days, while homes under $400,000 averaged 49 days. A quarter of all May listings took longer than 84 days to close, so there's a meaningful tail of slower-moving inventory.
Are there good deals to be found in Tremonton's newer subdivisions? ▾
Rivers Edge continued to produce closings in May — one home there sold for $586,640 — and Harvest Acres recorded a closing at $507,020, both reflecting the upper end of Tremonton's new-construction market. With 9 of 19 May closings involving a prior price reduction and the sale-to-list ratio at 98.15%, buyers in these communities have more room to negotiate than the list prices suggest. Comparing what similar homes sold for in Rivers Edge and Archibald Estates over the past 60–90 days is the best way to calibrate an offer.
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
19 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 28 · 25th percentile 0 · 75th percentile 84
Needed a price change
Sold listings that had a recorded price change before close
9 of 19 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. Archibald Estates 2 sold · $374K · 0d
- 2. Rivers Edge 1 sold · $587K · 27d
- 3. Harvest Acres 1 sold · $507K · 0d
- 4. Melody Park 1 sold · $340K · 1d
- 5. Parkview 1 sold · $338K · 49d
May 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 19 | 19 | 0.00% | 96 | 84 | +14.29% |
| Median Sale Price | $340,000 | $370,000 | -8.11% | $389,064 | $373,720 | +4.11% |
| Median DOM | 28 | 52 | -46.15% | 47 | 40 | +17.50% |
| Sale-to-List Ratio | 98.15% | 99.17% | -1.03% | 99.22% | 98.83% | +0.39% |
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.