Market analytics · May 2026 archive
West Haven, 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
May 2026 · Market Analysis
West Haven homes are closing faster in May even as fewer buyers cross the finish line.
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The defining story in West Haven this May was speed — not volume. The median days on market dropped to just 19 days in May 2026, down sharply from 47 days in April and the fastest pace recorded in the past six months, even as closings fell to 25 from April's 41. That gap between quicker closings and lighter volume reflects a market where motivated, rate-ready buyers are acting decisively on the right homes, while a larger share of listings — 13 of 25 closings sold below list price — are sitting until sellers adjust. A year ago in May 2025, West Haven posted 37 closings at a median of $520,000; this May's 25 closings carried a median of $428,000, though that figure is pulled down by a heavier mix of under-$400,000 transactions this month.
Market pulse
Median days on market in West Haven traced a dramatic arc over the past six months: 69 days in December 2025, climbing to 81 days in January 2026 before compressing to 46 days in February, 32 days in March, then rebounding to 47 days in April — and now dropping to 19 days in May. That May reading is the fastest pace in this six-month window, suggesting that the homes which did close were well-priced and moved quickly, likely concentrated in the Wilson Cove and Child Farms neighborhoods where several closings recorded zero days on market. Active inventory held steady at 96 homes in May, unchanged from April, while new listings eased to 32 from April's 43 — a sign that the spring listing wave may be cresting. The sale-to-list ratio edged down slightly to 99.25%, matching May 2025's reading exactly, and 9 of the 25 May closings involved a prior price reduction, the first month this metric has been reliably tracked.
Mortgage context
The 30-year fixed rate in West Haven's Weber County market now sits at 6.75%, up 0.25 percentage points from 6.50% thirty days ago and well above February's monthly average of 6.19% — the low point of the past seven months. That climb from February to today has added meaningful cost to every purchase, and with rates having drifted between 6.42% and 6.68% since March, buyers have had little relief to anchor to. FHA and VA options at 6.25% are providing a meaningful alternative for qualifying buyers, particularly in the under-$400,000 segment where 8 of May's 25 closings landed.
Payment math
On a median-priced home here — about $428,000 with 20% down — the monthly principal-and-interest payment lands at $2,221 at 6.75% — $57 more than 30 days ago at 6.50%, and $126 above the February low when rates averaged 6.19% and the payment would have been $2,095.
If you're buying
Target homes that have been listed for more than 45 days — Westwood Estates, for example, showed a median of 80 days on market for its 3 May closings, and sellers there have demonstrated willingness to negotiate. The under-$400,000 band is moving extremely fast (median of 1 day on market for 8 closings in May), so if you're shopping in that range near Wilson Cove or Child Farms, come pre-approved and ready to move same day. For buyers stretching into the $400,000–$700,000 range, the 38-day median days on market in that band gives you slightly more room to negotiate, especially on homes that have already taken a price cut — 9 of May's 25 closings did.
If you're selling
The 19-day median days on market in May is encouraging, but it masks a split market: homes priced correctly for today's rate environment are closing fast, while 13 of 25 May closings sold below list price. Price to what similar homes actually closed at in April and May — not to last winter's higher medians — and you'll compete effectively against the 96 active listings currently on the market. Sellers in Westwood Estates should note that the subdivision's May median days on market was 80 days despite a strong median sale price of $586,990; condition and pricing precision matter more than location alone in this segment.
Outlook
Over the next 60 to 90 days, West Haven's market will be shaped primarily by where the 30-year rate settles — currently at 6.75% and trending upward, it is already compressing the buyer pool for homes above $550,000. If new listings continue to ease from April's 43 toward the low-30s range seen in May, active inventory should stay near current levels, keeping the market from tipping decisively toward buyers. Seasonal patterns in northern Utah typically bring the strongest closing volume in June and July, so sellers who list well-conditioned homes in the $450,000–$600,000 range in the next few weeks are positioned to catch that demand — provided pricing reflects May's actual closed data rather than the higher list prices that characterized much of the spring.
Watch for
If the 30-year rate crosses 7.00%, expect the already-thin over-$700,000 segment — which produced just 1 closing in May — to go nearly dormant, and active inventory in West Haven to climb past 115 homes as move-up sellers find fewer qualified buyers waiting.
"West Haven's May 2026: deals closed quicker, but the pool of buyers willing to commit at these rates thinned out."
Common questions about West Haven this month
Is West Haven a buyer's or seller's market in May 2026? ▾
It's a split market. Homes priced under $400,000 are moving in roughly 1 day on market, which is firmly seller territory in that segment. But in the $400,000–$700,000 range, the median days on market was 38 days and 13 of 25 total closings sold below list price — giving buyers real room to negotiate if they're patient and the home has been sitting.
Why did the West Haven median sale price drop from $570,000 in April to $428,000 in May? ▾
The May median is heavily influenced by mix: 8 of 25 closings were in the under-$400,000 band (compared to just 8 of 41 in April), and only 1 home above $700,000 closed versus 8 in April. The $400,000–$700,000 band's median actually came in at $528,750 in May, which is more representative of mid-market conditions. Small monthly closing counts mean the median can shift significantly when the mix of price bands changes.
Which West Haven neighborhoods are selling fastest right now? ▾
Wilson Cove and Child Farms stood out in May 2026, with multiple closings recording zero days on market — meaning those homes went under contract essentially the day they listed. Westwood Estates, by contrast, averaged 80 days on market for its 3 May closings, suggesting that the higher-priced new-construction inventory there requires more time to find the right buyer at current rates.
How much does the current mortgage rate affect my monthly payment on a typical West Haven home? ▾
At today's 6.75% rate on a median-priced $428,000 home with 20% down, the monthly principal-and-interest payment is $2,221. That's $57 more per month than 30 days ago when rates were at 6.50%, and $126 more than February's low when rates averaged 6.19%. Buyers who qualify for FHA or VA financing at 6.25% can trim that payment meaningfully — worth exploring if you're in the eligible range.
Are West Haven home prices likely to rise or fall over the summer of 2026? ▾
The data points in different directions depending on the segment. The under-$400,000 band is moving fast with almost no days on market, which supports prices there. The mid-range ($400,000–$700,000) is competitive but showing more price reductions. With rates at 6.75% and trending up, and with 96 active listings on the market, sellers who overprice relative to recent comparable sales in Westwood Estates or West Ridge Estates are likely to sit — which could put modest downward pressure on the upper end of the market through July.
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 ÷ original list — buyer/seller leverage
Days on Market
Median days from listing to close
Price Volume
Total dollar volume — active · new · sold per month
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
26 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 24 · 25th percentile 0 · 75th percentile 57
Needed a price change
Sold listings that had a recorded price change before close
11 of 26 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. Westwood Estates 3 sold · $587K · 80d
- 2. Wilson Cove 3 sold · $400K · 0d
- 3. Child Farms 2 sold · $310K · 0d
- 4. Honey Acres 1 sold · $750K · 0d
- 5. Longhorn 1 sold · $600K · 10d
May 2026 by property type
How each housing type performed last month — 25 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 26 | 37 | -29.73% | 154 | 173 | -10.98% |
| Median Sale Price | $467,500 | $520,000 | -10.10% | $529,216 | $489,012 | +8.22% |
| Median DOM | 24 | 37 | -35.14% | 42 | 31 | +35.48% |
| Sale-to-List Ratio | 99.28% | 99.25% | +0.03% | 99.55% | 99.41% | +0.14% |
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.