Market analytics · May 2026 archive
West Valley City, 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 Valley City homes are closing faster even as inventory and rates both climb.
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The defining shift in West Valley City's May 2026 market was speed: the median days on market dropped to 13 days, down from 16 in April and a sharp contrast to February's sluggish 56-day median — a 77% compression in closing pace over just three months. That acceleration came even as active inventory reached 295 homes, up from 259 in April and 204 a year ago in May 2025. Closings totaled 76 for the month, compared to 102 in May 2025, so the faster pace reflects sharper buyer decisiveness on the homes that do move, not a broader volume recovery.
Market pulse
From February through March, West Valley City's median days on market swung dramatically — 56 days in February collapsed to 18 in March as spring demand arrived, then tightened further to 16 in April and 13 in May. The sale-to-list ratio has held firm through this run: 100.18% in March, 99.71% in April, and 99.14% in May, meaning sellers are still receiving very close to their asking price even as inventory builds. Active listings have grown steadily — from 167 in December to 204 in January, 253 in February, and now 295 in May — giving buyers more options than they had at any point in the past six months. New listings also accelerated, with 136 coming to market in May compared to 124 in April and 109 in March, a sign that more West Valley City homeowners are testing the spring selling season.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and has climbed 0.56 percentage points from February's monthly average of 6.19% — the low point of the past seven months. That February-to-now climb has added real cost for West Valley City buyers: the monthly principal-and-interest payment on a median-priced home here has risen $132 since February's rate low. With the 15-year rate at 5.99% and FHA at 6.25%, buyers with smaller down payments or shorter time horizons have meaningful alternatives to the standard 30-year product, though even those options are trending upward.
Payment math
On a median-priced home here — about $450,000 with 20% down — the monthly principal-and-interest payment lands at $2,335 at 6.75% — $60 more than 30 days ago at 6.5%, and $132 above the February low when rates averaged 6.19% and the payment would have been $2,203.
If you're buying
Target homes that have been listed 30 or more days — the Westridge corridor and Hillsdale Sub area have seen listings linger past that threshold, and the sale-to-list ratio on slower-moving inventory tends to run closer to 97–98% rather than the 99%+ that fresh listings command. In the under-$400K band, 27 homes closed in May with a median of 25 days on market, so entry-level supply in neighborhoods like Greenbriar and Colony West moves quickly — get pre-approved and be ready to move within a week of a new listing appearing in that range.
If you're selling
With 17 of 76 May closings involving a price reduction before sale, pricing discipline matters more than it did in March when the market was absorbing everything near list. Sellers in the $400K–$700K band — where 44 of 76 closings landed — should price within 1–2% of what similar homes in Solari, Tate, and Apple Terraces actually closed for, not what they were listed at. Homes priced correctly are still closing in under two weeks; homes that need a cut are averaging closer to a month.
Outlook
Over the next 60–90 days, West Valley City buyers should expect continued inventory growth — new listings have run above 100 per month since February, and if that pace holds through summer, active supply could approach or exceed 320–340 homes by July. Rates trending toward 6.75% and above will keep some buyers on the sideline, particularly in the under-$400K segment where payment sensitivity is highest, which may extend days on market for that price band. Sellers who act before late summer will face less competition from other listings than those who wait; the window of sub-20-day median closings may narrow if inventory keeps building faster than closed sales volume recovers.
Watch for
If the 30-year fixed rate crosses 7%, expect the sale-to-list ratio in West Valley City to slip below 98% and days on market to rebound toward the 25–30 day range, particularly for homes priced above $500K where buyer pools are already thinner.
"Quicker closings, more choices, higher rates — West Valley City's May 2026 in three lines."
Common questions about West Valley City this month
Is West Valley City a buyer's or seller's market in May 2026? ▾
It's a transitional market leaning toward balance. The sale-to-list ratio of 99.14% and a 13-day median closing pace still favor sellers on well-priced homes, but 295 active listings and 17 price reductions among May's 76 closings show that buyers have more negotiating room than they did in March. Homes priced to last spring's peak are sitting; homes priced to current comparable sales are moving fast.
Why did homes sell faster in May even though there are more listings? ▾
The speed story is about the homes that did sell, not the whole pool. Buyers in May were decisive — the median closed in 13 days — but 35 of 76 closings went below list price, suggesting that overpriced homes are being passed over while correctly priced ones move quickly. The growing inventory gives buyers alternatives, which is why sellers who price right are rewarded and those who don't are waiting.
How much does the current mortgage rate affect my monthly payment on a typical West Valley City home? ▾
On a median-priced $450,000 home with 20% down, the monthly principal-and-interest payment is $2,335 at today's 6.75% rate. That's $60 more per month than 30 days ago when rates were at 6.5%, and $132 more than February's low when rates averaged 6.19%. FHA financing at 6.25% is available for buyers with smaller down payments and could meaningfully reduce that figure.
What price range is moving fastest in West Valley City right now? ▾
The $400K–$700K band is the most active, with 44 of 76 May closings landing there and a median of just 8 days on market — the fastest of any price segment. Homes in communities like Solari, Tate, and Apple Terraces in that range are closing quickly. The under-$400K segment (27 closings, 25-day median) moves more slowly, partly because rate sensitivity is highest for buyers stretching into that range.
Are there more homes for sale in West Valley City than usual? ▾
Yes — active inventory reached 295 homes in May 2026, compared to 204 in May 2025, a 45% increase year over year. New listings have also accelerated, with 136 coming to market in May alone versus 113 a year ago. For buyers, this means more options in neighborhoods across the city, from Westridge and Hillsdale Sub to newer communities near the Copper Hill area. For sellers, it means more competition and less room for aggressive pricing.
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
76 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 13 · 25th percentile 5 · 75th percentile 36
Needed a price change
Sold listings that had a recorded price change before close
18 of 76 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. Solari 5 sold · $700K · 21d
- 2. Tate 2 sold · $621K · 12d
- 3. Apple Terraces 2 sold · $550K · 5d
- 4. King Valley Sub 2 sold · $500K · 21d
- 5. Westridge 2 sold · $487K · 45d
May 2026 by property type
How each housing type performed last month — 75 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 76 | 102 | -25.49% | 376 | 376 | 0.00% |
| Median Sale Price | $449,995 | $449,990 | 0.00% | $459,632 | $447,529 | +2.70% |
| Median DOM | 13 | 18 | -27.78% | 24 | 24 | 0.00% |
| Sale-to-List Ratio | 99.14% | 99.81% | -0.67% | 99.39% | 99.40% | -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.