Market analytics
West Point, 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
April 2026 · Market Analysis
Latest published analysis. August 2026 commentary publishes on Sep 5.
West Point closings accelerate sharply as spring buyers skip the wait
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The defining story in West Point's April 2026 market is speed: the median days on market fell to just 13 days, down from 24 in March and a dramatic reversal from the 54-day median recorded in January. Closings came in at 14 homes — slightly below April 2025's 18 — but the homes that did sell moved with urgency, with the 25th percentile of DOM sitting at just 5 days, meaning a quarter of all April closings were under contract within a week of listing. Compared to a year ago, the median sale price rose from $545,000 to $575,000, a gain of roughly 5.5%, while active inventory climbed from 31 to 45 homes.
Market pulse
Median DOM in West Point has been volatile over the past six months, swinging from 48 days in November 2025 to 54 in January 2026, then compressing sharply to 24 in March and 13 in April — the fastest pace in the trailing six-month window. The sale-to-list ratio has held remarkably steady throughout, ranging from 98.57% in October to 99.84% in December and landing at 99.52% in April, signaling that sellers are pricing close to where buyers will transact. Active inventory reached 45 homes in April, up from a low of 37 in February, with 20 new listings entering the market — the same new-listing count as September 2025 when inventory was also at 45. The $400K–$700K band, which accounted for 10 of the 14 April closings, saw a median sale price of $575,000 with a median DOM of 19 days, while the two over-$700K closings averaged 78 days on market, underscoring that the speed story is concentrated in the mid-price tier.
Mortgage context
The 30-year fixed rate has climbed to 6.625% — up 0.375 percentage points over the past 30 days from 6.25% — adding meaningful cost to any new purchase in West Point. Rates have risen 0.43 percentage points since February's monthly average of 6.19%, which was the low point of the past six months. For buyers who were underwriting deals in February, today's rate environment represents a real affordability step back, even as the Davis County commute corridor continues to draw demand from Hill AFB employees and I-15 north commuters priced out of Salt Lake City.
Payment math
On a median-priced home today, P&I lands at $2,945/mo at 6.625% — $113/mo more than 30 days ago at 6.25%, and $131/mo above the February low when rates averaged 6.19% and P&I would have been $2,814.
If you're buying
Target homes in the $400K–$700K range that have been sitting 30 or more days — the April data shows the over-$700K segment averaged 78 days on market, and even in the mid-price band there are outliers like the Wildfire subdivision home that sat 156 days before closing. In Bluff View, where 3 homes closed in April at a median of 11 days and $479,900, competition is real and offers need to be clean; by contrast, Craythorn Homestead's 2 closings averaged 24 days at $672,603, suggesting slightly more negotiating room in that price tier. With rates at 6.625% and climbing, locking early on a rate rather than floating is worth the conversation with your lender.
If you're selling
The speed data is working in your favor right now — homes priced at or just below the median list price of $570,000 are clearing in under two weeks in West Point's most active subdivisions. Price to the current market, not to last fall's comps: the November 2025 median was $689,000 on only 8 closings, a small-sample outlier that does not reflect today's buyer pool. If your home is in Edgehill Estates or Harvest Fields, lean on the Hill AFB employment base and the I-15 commute story in your marketing — those are the demand drivers bringing buyers north from Layton and Clearfield.
Outlook
Over the next 60–90 days, West Point typically sees its strongest new-listing months of the year, and with 20 new listings already entering in April, inventory is likely to stay in the 40–55 range through June. If rates hold near 6.625% or drift higher, the affordability ceiling will keep pressure on the over-$700K segment, where DOM is already running nearly four times longer than the mid-price tier. The spring speed story could persist through May if Hill AFB PCS (permanent change of station) season drives relocation demand, but any rate move above 7% would likely push absorption back toward the 4–5 month range seen last fall.
Watch for
If the 30-year fixed rate crosses 7%, expect West Point's median DOM to rebound toward the 35–45 day range and the over-$700K segment — already averaging 78 days in April — to effectively stall, pushing months-of-supply back above 4.5.
"West Point's fastest spring in memory — median DOM dropped from 24 days to 13, and buyers aren't blinking."
Common questions about West Point this month
Is West Point a buyer's or seller's market in April 2026? ▾
It's a seller's market in the mid-price range. Homes in the $400K–$700K band — which made up 10 of the 14 April closings — sold in a median of 19 days at 99.52% of list price. The over-$700K segment is more balanced, with a median of 78 days on market for the 2 closings in that tier.
How fast are homes selling in West Point right now? ▾
The median days on market in April 2026 was 13 days, down from 24 in March and 54 in January. A quarter of all April closings went under contract in 5 days or fewer. Bluff View was the most active subdivision, with 3 closings at a median of 11 days.
What is the median home price in West Point in April 2026? ▾
The median sale price in April 2026 was $575,000, up from $545,000 in April 2025 — a gain of roughly 5.5% year over year. The median list price was $570,000, meaning homes are closing essentially at asking price on average.
How are rising mortgage rates affecting West Point buyers? ▾
The 30-year fixed rate is currently 6.625%, up from 6.25% thirty days ago and 0.43 percentage points above February's low of 6.19%. On a $575,000 home, that translates to a P&I payment of $2,945/mo — $131/mo more than a buyer would have paid in February. FHA (6.0%) and VA (6.25%) options are available for qualifying buyers and can meaningfully reduce that monthly cost.
Which West Point neighborhoods are most active right now? ▾
Bluff View led April with 3 closings at a median sale price of $479,900 and a median DOM of 11 days, making it the most liquid subdivision in the market. Craythorn Homestead had 2 closings at a median of $672,603 with 24 days on market. Edgehill Estates and Harvest Fields have also been consistent contributors to closings over the past several months, drawing buyers who work at Hill AFB or commute south toward Layton and Clearfield.
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
5 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 42 · 25th percentile 38 · 75th percentile 45
Needed a price change
Sold listings that had a recorded price change before close
2 of 5 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. Crystal Creek 1 sold · $648K · 35d
- 2. Bartholomew Lane 1 sold · $600K · 48d
- 3. Craythorn Homestead Phase 6 1 sold · $585K
August 2026 by property type
How each housing type performed last month — 5 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 5 | 14 | -64.29% | 94 | 97 | -3.09% |
| Median Sale Price | $600,000 | $516,378 | +16.19% | $568,649 | $545,361 | +4.27% |
| Median DOM | 42 | 12 | +250.00% | 33 | 28 | +17.86% |
| Sale-to-List Ratio | 99.54% | 99.43% | +0.11% | 99.64% | 99.52% | +0.12% |
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.