Market analytics
Washington, 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
Washington's median jumps to $595,000 in July as higher-end sales carry the mix.
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The median sale price in Washington jumped to $595,000 in July, up 16.7% from June's $509,990 — but that's a story about which homes sold, not a market suddenly getting more expensive. Over-$700,000 homes made up 31 of July's 93 closings, the biggest share of any month this year, while the under-$400,000 segment shrank to just 17 sales from 32 in June. Closings overall slowed to 93, down from 106 in June and below the prior 12-month average of 107.
Market pulse
Active listings have climbed every month since February's 424, reaching 530 in July — the most inventory of the past six months even as new listings pulled back to 146 from 157 in April. Days on market held steady in the mid-20s (26 in July, matching June's 27, both faster than May's 36), but that speed is concentrated in pricier homes: the over-$700,000 band cleared in a median 17 days in July versus 25 for the $400,000-$700,000 group. Closings have trended down since March's 143, falling to 125 in April, 110 in May, 106 in June, and 93 in July — five straight months of fewer sales even as the shelf of active listings keeps growing.
Mortgage context
The 30-year rate averaged 6.79% in July and has now climbed to 6.875% today, up 0.25 percentage points from 6.625% just 30 days ago. That's part of why cheaper inventory is thinning out — buyers stretching for entry-level homes are the ones most sensitive to rate moves, and the segment under $400,000 has been shrinking every month since February's 37 sales.
Payment math
A $595,000 median home with 20% down now runs $3,127 a month in principal and interest at 6.875%, up $79 from $3,048 just 30 days ago at 6.625%, and $215 above the $2,912 payment buyers locked in back in February when rates averaged 6.19%.
If you're buying
Focus on Lavender Canyon at Long Valley and Highland Park at the Coral Canyon, where medians sit in the $349,000-$432,000 range with days on market of 16-44 — that's where the deal room still exists. With 48 of 93 July closings selling below list, don't anchor to the $597,000 median list price; open 3-5% under it and use the 5.7-months-of-supply reading as leverage. Homes in the over-$700,000 band are moving in a median 17 days, so if you want that segment, move fast with a clean offer.
If you're selling
List near recent closed prices, not the $597,000 median list — homes are settling at a 98.39% sale-to-list ratio and 46 of July's 93 sales already took a price cut before closing. If you're in the entry-level under-$400,000 band, price tight: that segment shrank to just 17 sales in July from 32 in June, so buyers there have more room to negotiate. Homes in Riverbend at Sunrise Valley and Brio are clearing in under a month — lean on similar comparable sales if your listing sits nearby.
Outlook
With active inventory at 530 and rates likely to stay near 6.875% or drift higher into fall, expect the sale-to-list ratio — already down to 98.39% from June's 99.12% — to keep easing as sellers compete for a shrinking pool of qualified buyers. The entry-level segment under $400,000 is the one to watch: if it keeps shrinking the way it has since February, expect the overall median to stay elevated simply because fewer cheap homes are closing, not because values are rising broadly.
Watch for
If the 30-year keeps climbing toward 7% the way it moved from 6.19% in February to 6.875% today, expect the under-$400,000 segment — already down to 17 July sales from 37 in February — to shrink further as first-time buyers get squeezed out.
"Washington's July median jumps on a heavier luxury mix, not a hotter market."
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
97 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 27 · 25th percentile 7 · 75th percentile 85
Needed a price change
Sold listings that had a recorded price change before close
48 of 97 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. Lavender Canyon At Long Valley 6 sold · $349K · 39d
- 2. Standing Rock East At Long Valley 5 sold · $505K · 5d
- 3. Finley Farms 3 sold · $1,150K · 2d
- 4. Brio 3 sold · $729K · 13d
- 5. Riverbend At Sunrise Valley 3 sold · $650K · 29d
July 2026 by property type
How each housing type performed last month — 95 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 97 | 103 | -5.83% | 751 | 670 | +12.09% |
| Median Sale Price | $595,000 | $544,990 | +9.18% | $519,295 | $524,921 | -1.07% |
| Median DOM | 27 | 47 | -42.55% | 33 | 33 | 0.00% |
| Sale-to-List Ratio | 98.35% | 98.62% | -0.27% | 98.66% | 98.57% | +0.09% |
Past months
Browse historical Washington 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.