Market analytics · July 2026 archive
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 sale price jumps $64K from June as luxury closings reshape the summer mix.
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The median sale price in Washington climbed to $573,848 in July 2026 — up from $509,990 in June, a $63,858 move that stands as the sharpest single-month gain of the year. That jump isn't simply appreciation; it reflects a meaningful shift in what closed: 33 homes sold above $700,000 in July, up from 22 in June, and Finley Farms posted three closings at a median of $1,150,000. A year ago, July 2025 produced a median of $544,990 on 103 closings, so the market is running about 5% above last July's price with nearly identical volume.
Market pulse
Median days on market dropped to 25 in July, the fastest pace since March's 26-day reading, after sitting at 27 in June, 36 in May, and 32 in April. The quick-end of the market moved especially fast: a quarter of homes sold in 7 days or fewer, compared to 12 days at that threshold in June. Active inventory reached 477 homes, up from 442 in June and 433 in May, so buyers have more choices even as the well-priced homes disappear quickly. The sale-to-list ratio eased slightly to 98.4% from June's 99.12%, a signal that sellers on the active shelf are pricing a bit ahead of where deals are actually closing.
Mortgage context
The 30-year rate has moved steadily higher since February's 6.14% monthly average, reaching 6.79% in July and 6.88% in the most recent monthly read — a climb of 0.74 percentage points over that span. The current spot rate of 6.875% is up 0.125 percentage points from 6.75% thirty days ago, adding modest but real cost to every new purchase. At these levels, buyers financing in the $500K–$600K range are carrying payments that would have been $200-plus lower had they locked in during February's rate window.
Payment math
A $574,000 home — July's median — financed with 20% down produces a monthly principal and interest payment of $3,016 at today's 6.875% rate, which is $38 more than the same loan would have cost 30 days ago at 6.75%, and $222 above the February low when rates averaged 6.14% and that payment would have been $2,794.
If you're buying
The gap between the median list price ($584,990) and the median sale price ($573,848) tells you the active shelf is priced above where deals are landing — don't anchor your offers to asking prices. Homes past 60 days on market, including some in Lavender Canyon at Long Valley where the median days on market ran 33 in July, are where sellers are most likely to negotiate; the sale-to-list ratio on stale inventory runs closer to 96–97% than the market-wide 98.4%. If you're considering a jumbo loan, note that jumbo rates are sitting at 7.0% right now — buyers who can stay under the conforming limit have a meaningful rate advantage.
If you're selling
Luxury sellers had a strong July — 33 closings above $700,000 with a median days on market of just 17 days in that band — but that pace depends on sharp pricing relative to recent comparable sales, not last spring's peak list prices. If your home is in the $400K–$700K range, the 48 closings in that band averaged 28 days on market, so condition and first-week pricing matter most; homes that needed price cuts before closing (49 of 102 July closings came with a prior price reduction) sat considerably longer. Sellers in communities like Brio and Riverbend at Sunrise Valley, where July closings came in at $729,000 and $650,000 respectively, should lean on those recent comparable sales rather than the broader market median.
Outlook
With 477 active listings and roughly 102 closings per month, the market would take about 4.7 months to clear current inventory — a balanced reading that gives neither side a strong edge heading into fall. Rates have been climbing since February and the monthly average has not dipped below 6.6% since May, so the affordability ceiling is real; buyers relocating from the Wasatch Front or from Las Vegas who are rate-sensitive may pause if the 30-year pushes toward 7%. Seasonally, Washington's desert heat tends to thin foot traffic in August, which could slow new listings and keep the active count from growing much further before the fall buying window opens.
Watch for
At the current pace of new listings — 146 in July, 135 in June — active inventory likely crosses 500 homes by September if closings hold near 100 per month, which would push the months-to-clear figure above 5 and give buyers noticeably more negotiating room on price.
"A luxury-driven price leap, faster closings, and 477 active homes — Washington's July rewrote the summer script."
Common questions about Washington this month
Is Washington, Utah a buyer's or seller's market in July 2026? ▾
It's roughly balanced, leaning slightly toward buyers in the mid-price range. At 477 active listings and 102 closings in July, it would take about 4.7 months to sell every home currently listed — that's neither the tight seller's market of early 2025 nor a clear buyer's advantage. Homes priced well are still moving in under 25 days, but 49 of 102 July closings involved a prior price reduction, which means overpriced homes are sitting.
Why did the median sale price jump so much from June to July? ▾
The mix of what closed shifted significantly. In July, 33 homes sold above $700,000 — up from 22 in June — and that upper tier pulled the overall median higher. Finley Farms, for example, posted three closings at a median of $1,150,000. This is a mix effect as much as a price appreciation story; the $400K–$700K band's median actually held steady at $546,500.
How are rising mortgage rates affecting Washington buyers right now? ▾
The 30-year rate has climbed from a February average of 6.14% to a current spot rate of 6.875%, adding $222 per month to the principal and interest payment on a median-priced home compared to February's low. That's real money — the monthly payment on a $574,000 home with 20% down now runs $3,016. Buyers using jumbo financing face an even steeper rate of 7.0%, which is one reason the sub-$700K conforming range continues to see the most transaction volume.
Which neighborhoods in Washington are selling fastest right now? ▾
Standing Rock East at Long Valley led the speed chart in July with a median of just 5 days on market across 5 closings, and Brio posted a 13-day median on 3 closings at $729,000. Lavender Canyon at Long Valley moved the most volume — 9 closings — but at a slower 33-day median, suggesting buyers there have a bit more room to negotiate. Finley Farms closed 3 homes in just 2 days on market, though at a $1,150,000 median those are a different buyer profile entirely.
Should I wait for prices to drop before buying in Washington? ▾
The data doesn't point to a price decline in the near term. Active inventory is building — 477 homes in July versus 409 in February — but closings have held near 100 per month, keeping the market in balance. What has changed is the rate environment: every month rates stay elevated, the monthly payment on the same home grows. Buyers who waited from February to July are now paying $222 more per month on a median-priced home, even before any price movement.
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
102 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 24 · 25th percentile 7 · 75th percentile 72
Needed a price change
Sold listings that had a recorded price change before close
49 of 102 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 9 sold · $354K · 27d
- 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 — 100 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 102 | 103 | -0.97% | 757 | 670 | +12.99% |
| Median Sale Price | $573,848 | $544,990 | +5.30% | $516,932 | $524,921 | -1.52% |
| Median DOM | 24 | 47 | -48.94% | 34 | 33 | +3.03% |
| Sale-to-List Ratio | 98.40% | 98.62% | -0.22% | 98.57% | 98.57% | 0.00% |
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.