Market analytics · July 2026 archive
Vernal, 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
Vernal sellers lose their speed edge as summer closings slow to a 40-day median
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Homes that closed in Vernal this July took a median 40 days to sell, up from just 8 days in June — a fourfold swing in a single month that reverses the speed sellers had going into summer. Only 14 homes changed hands, the lightest month in over a year against a trailing 12-month average near 25, so this reading should be treated as a smaller, noisier sample rather than a clean market signal. Warm July weather (75-95°F) usually keeps Uintah Basin buyers moving, but this year the slowdown showed up anyway.
Market pulse
Median days on market has bounced hard over the past six months — 25 in February, 75 in March, down to 15 in April, back up to 59 in May, down to 8 in June, and now 40 in July. Active listings have climbed every month since March's 97, reaching 152 in July, while new listings pulled back to 38 from June's 52. Sale-to-list dropped to 95.15% after May's 98.81% high, and 7 of July's 14 closings needed a price cut to get done — the most of any month this year. With sold counts falling from 25 in May to 17 in June to just 14 in July, less demand is meeting more supply.
Mortgage context
The 30-year rate has climbed steadily from 6.19% in February to 6.79% in July and now sits at 6.875% today, up 0.25 percentage points in the past 30 days alone. That's an added $49 a month on a median-priced loan here, and it's landing right as Vernal's own closing pace slows — a combination that's likely thinning out the pool of ready buyers rather than encouraging them to move fast before rates climb further.
Payment math
A $365,000 median home in Vernal with 20% down now runs $1,918 a month in principal and interest at 6.875%, up $49 from $1,870 just 30 days ago at 6.625% — and $131 above the $1,787 payment buyers locked in back in February 2026, when rates averaged 6.19%.
If you're buying
Only 14 homes closed in July, so don't read too much into the median price — but the slowdown in speed is real. Homes are now taking a median 40 days to sell versus 8 in June, and the middle half of closings ranged from 30 to 68 days, so there's room to negotiate on anything sitting past a month. The under-$400K band is where deals are: those 9 sales carried a $238,000 median, well off June's $286,250, with sellers clearly more willing to talk price.
If you're selling
Seven of July's 14 closings involved a price cut before selling — half the month's sales needed a reset to get done. If you're listing in the $400K-700K band, know that the two sales there took just 20 days, so pricing close to what Mayfair Meadows Subdivision and similar homes actually closed for (not the $399,250 list median) moves things faster than testing the top of the market. Above $700K, expect a longer runway — Hidden Hollow and Sawtooth Park PUD sales there sat closer to 134 days.
Outlook
With active inventory at 152 — the highest reading in this run — and closings running well below the 12-month average, expect August and September to favor buyers more than any month since last winter. Rates near 6.875% and still climbing will likely keep some buyers on the sideline, but sellers who need to move should expect to price closer to what's actually closing, not the $399,250 list median. Watch whether new listings recover from July's dip to 38; if they don't, some of the current oversupply could ease on its own.
Watch for
If the 30-year keeps climbing toward 7% the way it has from February's 6.19% average, expect closings to keep running below the 25-home trailing average and days on market to push past 40 again in August.
"Vernal's summer stall: fewer sales, slower closings, and sellers cutting price to get there."
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
16 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 40 · 25th percentile 23 · 75th percentile 56
Needed a price change
Sold listings that had a recorded price change before close
7 of 16 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. Sawtooth Park Pud Sub 1 sold · $1,375K
- 2. Hidden Hollow 1 sold · $882K
- 3. Cottonwood Heights Subd 1 sold · $640K · 59d
- 4. Mayfair Meadows Subdivision 1 sold · $505K · 20d
- 5. Freestone Addition 1 sold · $429K
July 2026 by property type
How each housing type performed last month — 11 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 16 | 30 | -46.67% | 164 | 188 | -12.77% |
| Median Sale Price | $380,750 | $310,000 | +22.82% | $349,982 | $330,628 | +5.85% |
| Median DOM | 40 | 34 | +17.65% | 44 | 36 | +22.22% |
| Sale-to-List Ratio | 95.27% | 95.91% | -0.67% | 97.00% | 97.18% | -0.19% |
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.