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
August 2026 · Market Analysis
Washington inventory tops 568 as August closings slow to 73, the softest month since January.
Get this report emailed every month
✓ You're in — see you next month.
Washington homes sold faster in August than a year ago — median days on market fell to 38 from 47 in August 2025 — but that's the one bright spot in an otherwise slower month. Only 73 homes closed, down from 98 in July and matching January's 73, well under the 107-a-month pace this market averaged over the past year. Active listings, meanwhile, reached 568, up every month since March's 399.
Market pulse
Closings have fallen steadily since March's 143 — 125 in April, 110 in May, 106 in June, 98 in July, and 73 in August — even as active listings climbed from 399 to 568 over the same stretch. Days on market bounced around that whole time, dropping to 25 in July before jumping to 38 in August, with the slowest quarter of sales now taking 108 days or more, up from 73 in July. At this pace it would take roughly 7 to 8 months to sell everything currently listed, well above the 3-to-4-month pace typical earlier this year. Only 23 of August's 73 sales closed at list price, down from 36 in July, a sign sellers are giving more ground.
Mortgage context
The 30-year mortgage rate averaged 6.77% in August and has since ticked up to 6.875% today, up 0.125 percentage points over the past 30 days from 6.75%. That 30-day move adds $35 a month to the payment on a median-priced Washington home, a small but real bump on top of a rate path that's climbed steadily from February's 6.15% average.
Payment math
A $520,000 median-priced home in Washington with 20% down runs $2,733 a month in principal and interest at today's 6.875%, up $35 from $2,698 just 30 days ago when rates sat at 6.75%, and $199 above the $2,534 payment buyers would have locked in back in February 2026 when the rate averaged 6.15%.
If you're buying
With 568 homes active and only 73 closing in August, you have room to negotiate — 39 of last month's 73 sales closed below list. Look hard at the under-$400,000 band, where median days on market stretched to 90; sellers there are the most likely to talk price. Subdivisions like Red Trails Sunrise Valley and Kings Row Estates saw homes sit 104 and 129 days respectively, which is where leverage is strongest right now.
If you're selling
Price close to what's actually closing, not to the $565,000 list median — August's sold median was $520,000, and only 11 of 73 sales went above list. If your home isn't moving in three to four weeks, expect a longer wait: the top quarter of August closings took 108 days or more, so build a price cut into your plan before you list rather than after 60 days of silence.
Outlook
Expect inventory to keep climbing into fall — active listings have risen every month since March's 399 to August's 568, while closings have fallen from March's 143 to August's 73. With the 30-year averaging 6.77% in August and ticking up to 6.875% now, buyers have less urgency and sellers will need to compete on price, not just wait it out. Watch whether new listings (166 in August, the most of the past six months) keep adding to the shelf faster than the market can work through it.
Watch for
If new listings keep running above 160 a month while closings stay near 73, active inventory could push past 650 by November, stretching median days on market well beyond August's 38.
"Washington's inventory keeps building while closings thin out."
Common questions about Washington this month
Is Washington a buyer's or seller's market in August 2026? ▾
Buyers have more leverage now. With 568 active listings against just 73 closings, and only 23 of those sales going at full list price, there's more room to negotiate than earlier in the year. Sellers in the under-$400,000 range especially are seeing longer waits, with that segment's median days on market at 90.
Why did Washington home sales slow so much in August? ▾
Closings dropped to 73 in August from 98 in July and 143 back in March, even as new listings hit 166, the most of the past six months. That combination — more homes coming on, fewer going under contract — is why active inventory has climbed from 399 in March to 568 in August.
Are homes selling faster or slower than last year in Washington? ▾
Faster, despite this month's slowdown in volume. Median days on market was 38 in August 2026 versus 47 in August 2025, though the slowest quarter of sales this August took 108 days or more, longer than the 103 seen a year ago.
How much has the mortgage rate increase affected monthly payments in Washington? ▾
On a $520,000 median home with 20% down, the payment is $2,733 a month at today's 6.875% rate, up $35 from 30 days ago and $199 above what it would have been in February 2026 when rates averaged 6.15%. That's a real but gradual increase, not a sudden jump.
Should I wait for prices to drop before buying in Washington? ▾
August's median sale price was $520,000, close to the 12-month range, and 39 of 73 sales closed below list, so there's already room to negotiate on price without waiting. Waiting risks a higher rate — the 30-year has climbed from 6.15% in February to 6.875% today.
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
94 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 37 · 25th percentile 15 · 75th percentile 110
Needed a price change
Sold listings that had a recorded price change before close
60 of 94 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 7 sold · $340K · 22d
- 2. Standing Rock East At Long Valley 5 sold · $485K · 14d
- 3. Standing Rock West At Long Valley 4 sold · $505K · 13d
- 4. Red Trails Sunrise Valley 4 sold · $405K · 104d
- 5. Kings Row Estates 4 sold · $130K · 129d
August 2026 by property type
How each housing type performed last month — 94 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 94 | 107 | -12.15% | 851 | 777 | +9.52% |
| Median Sale Price | $502,495 | $519,990 | -3.36% | $515,337 | $524,242 | -1.70% |
| Median DOM | 37 | 47 | -21.28% | 34 | 35 | -2.86% |
| Sale-to-List Ratio | 98.60% | 98.21% | +0.40% | 98.57% | 98.52% | +0.05% |
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.