Market analytics · August 2026 archive
Vineyard, 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
Vineyard's active list tops 70 as buyers gain room to negotiate near Waters Edge
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Homes in Vineyard took a median 26 days to sell in August, up from July's 9-day pace, even as active inventory climbed to 70 listings — the highest of the past six months and more than double February's 27. Only 10 homes closed, roughly in line with the 11-per-month average of the past year, and the median sale price fell to $492,000 from July's $740,000 as the mix shifted toward the $400,000-$700,000 band. With list prices sitting well above what's actually selling — a $780,000 median list against that $492,000 median sale — this reads as a market tilting toward buyers for the first time since spring.
Market pulse
Closed sales have bounced all year without a clean pattern: 8 in March, 18 in April, 8 in May, 16 in June, 11 in July, 10 in August. Active listings tell a steadier story — they've climbed every month since February's 27, reaching 40 in June, 54 in July, and 70 in August, while new listings held near 26-32 a month. Days on market compressed to 9 in July before stretching back to 26 in August, and the sale-to-list ratio slipped from July's 100.62% to 98.34%, with six of ten August closings selling below asking. Lake Front and Solstice at Waters Edge each contributed to August's totals, while a single $1.2 million sale in Sycamores pulled the average price well above the median.
Mortgage context
The 30-year fixed rate has climbed steadily since February's 6.15% average, reaching 6.66% in June, 6.79% in July, and sitting at 6.875% today — up 0.125 percentage points in just the past 30 days. That climb is arriving at the same time active inventory in Vineyard has more than doubled since February, a combination that's giving buyers more room to negotiate on price even as their financing costs rise.
Payment math
Financing Vineyard's $492,000 median home with 20% down runs $2,586 a month in principal and interest at today's 6.875% rate — $33 more than 30 days ago when the rate was 6.75%, and $188 above the $2,398 payment buyers locked in back in February 2026, when rates averaged 6.15%.
If you're buying
Days on market split hard in August — the fastest quarter of homes closed in 6 days or less, while the slowest quarter took 39-plus. That gap means patient buyers can win on price: five of August's ten closings fell in the $400,000-$700,000 band at a median $484,000, well under the $780,000 median list. Look at Lake Front and Solstice at Waters Edge, both active in August's mix, and don't anchor to asking prices — sellers here are still adjusting list prices down more than they're getting them.
If you're selling
Price to what's actually closing, not to the $780,000 median list — August's median sale of $492,000 sits 37% below that list figure. Homes near Waters Edge subdivisions like Providence and Solstice that sat past 100 days, including one 153-day listing, show what happens when list price ignores the shift; sellers who price within a few percent of April and June's sold comparables in Westbrook or Holdaway Fields are more likely to see the faster, sub-10-day closings that some August sales achieved.
Outlook
With 70 active listings against roughly 10 closings a month, Vineyard is carrying close to 7 months of supply — a level that favors buyers into the fall. Commuters weighing Vineyard against Lehi's Silicon Slopes corridor or Pioneer Crossing access into American Fork may find more negotiating room here than in either neighbor right now. Expect the sale-to-list ratio to keep drifting below 99% if new listings keep outpacing the roughly 10-home monthly sales pace, though the shoulder-season slowdown that typically follows August in this alpine climate could start pulling new listings back.
Watch for
If new listings keep running above 25 a month while closings hold near 10, months-of-supply likely climbs past 8 by November, pushing the sale-to-list ratio toward the high 96% range.
"Vineyard tips toward buyers as inventory tops 70"
Common questions about Vineyard this month
Is Vineyard a buyer's or seller's market in August 2026? ▾
Leverage has shifted toward buyers. Active listings reached 70 in August, up from 54 in July and more than double February's 27, while only 10 homes closed. The sale-to-list ratio slipped to 98.34%, and six of ten closings sold below asking.
Why did the median sale price drop to $492,000 in August? ▾
Only 10 homes closed, so the mix swung toward lower-priced product: five sales landed in the $400,000-$700,000 band at a median $484,000. A single $1.2 million sale in Sycamores kept the average price at $600,050 well above the median, which is normal when the sample is this small.
How much has the 30-year rate move affected Vineyard payments? ▾
The 30-year sits at 6.875% as of early September, up 0.125 percentage points in 30 days and up 0.72 percentage points since February's 6.15% low. On the $492,000 median home, that translates to a $2,586 monthly principal-and-interest payment versus $2,398 back in February — a $188 difference for the same house.
Are homes sitting longer in Vineyard right now? ▾
It depends which slice you look at. The fastest-selling quarter of homes closed in 6 days in August, but the slowest quarter took 39 days or more, and one Providence at Waters Edge home took 153 days to sell — that split is wider than most of the past six months.
Should sellers expect multiple offers in Vineyard this fall? ▾
Not based on August's numbers. Only one of ten closings sold above list price, down from three in July and six in May, and inventory has more than doubled since spring. Pricing to what's actually closing, not to the $780,000 median list, is the more realistic strategy heading into 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
10 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 26 · 25th percentile 6 · 75th percentile 39
Needed a price change
Sold listings that had a recorded price change before close
5 of 10 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. Lake Front 2 sold · $505K · 0d
- 2. Sycamores 1 sold · $1,200K · 0d
- 3. Providence At Waters Edge 1 sold · $725K · 153d
- 4. Vineyard 1 sold · $500K · 28d
- 5. Solstice At Waters E 1 sold · $482K
August 2026 by property type
How each housing type performed last month — 9 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 10 | 10 | 0.00% | 89 | 101 | -11.88% |
| Median Sale Price | $492,000 | $447,500 | +9.94% | $643,969 | $619,944 | +3.88% |
| Median DOM | 26 | 39 | -33.33% | 25 | 29 | -13.79% |
| Sale-to-List Ratio | 98.34% | 98.59% | -0.25% | 99.42% | 98.75% | +0.68% |
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.