Market analytics · August 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
August 2026 · Market Analysis
West Haven closings rebound 37% in August as Westwood Estates buyers return
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West Haven's stalled July gave way to a real bounce back in August: 26 homes closed, up from July's 19, though still shy of the 29-a-month pace the market has averaged over the last year. Compared to August 2025's 36 closings, volume is down, but that comparison undersells the recovery already visible from June to August. Active listings kept climbing to 114 even as sales picked back up, so buyers walking in this month have more to choose from than they did all summer.
Market pulse
Closings bounced from July's 19 back to 26 in August, recovering most of July's drop but still trailing the 29-a-month average of the past year. Active listings kept climbing anyway, from 82 in June to 106 in July to 114 in August, while new listings eased to 37 from July's 51. Days on market held roughly flat at 35, and the sale-to-list ratio ticked up to 99.35% from July's 98.72%, suggesting sellers who priced right this month held their ground better than earlier in the summer. The over-$700K band stood out, with six sales at a $969,000 median and days on market down to 29 — the fastest pace of any price group this month.
Mortgage context
The 30-year sits at 6.875%, up 0.125 percentage points over the past 30 days and up from 6.15% back in February. That climb has pushed the monthly payment on a median-priced home up $225 since February's low, which helps explain why closings are still trailing last year's pace even as more homes come onto the market.
Payment math
A $590,000 median home with 20% down runs $3,100 a month in principal and interest at today's 6.875% rate, $39 more than the $3,061 it would have cost 30 days ago at 6.75%, and $225 above the $2,875 payment buyers locked in back in February 2026 when rates averaged 6.15%.
If you're buying
Closings jumped 37% from July's 19 to 26 in August, but that's still below the 29-a-month pace West Haven averaged over the past year, so you're not fighting a crowd. With active listings at 114 and the median list price at $604,990 sitting above the $589,950 median sale, there's room to negotiate off asking. Westwood Estates keeps producing the most sales (4 in August at a $624,490 median) and is a reasonable place to start if you want a track record of comparable closings.
If you're selling
Homes are moving in a median 35 days, and the top 25% close in 19 days or less, so overpricing costs you fast — nine of August's 26 sales already had a price cut along the way. With list prices averaging $604,990 against a $589,950 sale median, price close to what's actually closing, not what's currently sitting active. The $700K-plus band sold six homes in August at a $969,000 median with days on market down to 29, so upper-tier sellers have more room to hold firm than the sub-$400K group, where days on market ran to 39.
Outlook
Expect closings to hold somewhere between July's low and the spring's 30s-to-40s range as warm weather keeps buyers active through September, per typical northern Utah alpine selling season, before the market cools with the calendar. Active inventory at 114 gives buyers more leverage than they had in spring, but rates near 6.875% will keep squeezing how much house that leverage actually buys. Watch whether new listings — down to 37 in August from July's 51 — keep shrinking, which would eventually tighten the shelf back up.
Watch for
If the 30-year climbs past 7% this fall, expect August's rebound in closings to reverse the way July's did, with sold counts sliding back toward the high teens.
"West Haven's August rebound: more buyers show up, but rates keep raising the entry fee"
Common questions about West Haven this month
Is West Haven a buyer's or seller's market right now? ▾
It's closer to balanced with a buyer's edge. Active listings reached 114 in August, the highest of the past six months, while closings at 26 still trail the 29-a-month average from the last year, giving buyers more room to negotiate than earlier in the summer.
Why did West Haven home sales drop from last August? ▾
August 2025 saw 36 closings versus 26 this August, a real decline, but the more useful comparison is the recent trend: sales fell to 19 in July before rebounding 37% to 26 in August, suggesting the market is recovering from a rate-driven summer slowdown rather than continuing to decline.
How much has the mortgage rate increase affected monthly payments in West Haven? ▾
On the $590,000 median home, the payment moved from $2,875 in February, when rates averaged 6.15%, to $3,100 today at 6.875% — a $225 increase. Just in the last 30 days, the rate move from 6.75% to 6.875% added $39 to the monthly payment.
Are homes selling above or below asking price in West Haven? ▾
Below, on balance. Of August's 26 closings, 11 sold below list price versus 6 above, though the sale-to-list ratio of 99.35% shows most sellers are landing close to their asking price rather than taking deep discounts.
Which West Haven neighborhoods are selling the most homes right now? ▾
Westwood Estates led August with 4 sales at a $624,490 median price and 35 days on market, matching the citywide median pace. It has been the most consistent seller across the past six months, appearing in the top subdivisions list every single month.
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
26 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 35 · 25th percentile 19 · 75th percentile 39
Needed a price change
Sold listings that had a recorded price change before close
9 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 4 sold · $624K · 35d
- 2. Rocky Mnt. Meadows 1 sold · $1,355K
- 3. Secrist Acres 1 sold · $978K · 19d
- 4. Orlando Farms 1 sold · $960K
- 5. Windsor Farms 1 sold · $900K
August 2026 by property type
How each housing type performed last month — 26 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 26 | 36 | -27.78% | 227 | 281 | -19.22% |
| Median Sale Price | $589,950 | $460,000 | +28.25% | $540,399 | $478,009 | +13.05% |
| Median DOM | 35 | 48 | -27.08% | 41 | 32 | +28.13% |
| Sale-to-List Ratio | 99.35% | 99.10% | +0.25% | 99.37% | 99.38% | -0.01% |
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.