Market analytics · June 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
June 2026 · Market Analysis
West Valley City's inventory build outpaces its June closings, from Kiowa Court to Redwood Road.
Get this report emailed every month
✓ You're in — see you next month.
Closed sales in West Valley City fell to 47 in June, down 38% from May's 76 and less than half of March's 113 — the softest month of closed volume in the past year outside January's 48. That pullback came alongside active inventory climbing to 326 homes, the highest mark of the past 13 months, up from 251 in May and 231 in April, while 148 new listings hit the market, more than any month since at least last June's 83.
Market pulse
Median days on market has tightened steadily since February's 56-day stretch — 18 in March, 16 in April, 14 in May, and 11 in June — even as closings slowed, a sign that what is selling is moving fast while overall demand has softened. The sale-to-list ratio has held near 99% for four straight months (99.71% in April, 99.14% in May, 99.19% in June), showing sellers who price correctly aren't losing much ground. Meanwhile new listings have climbed every month since January's 93, reaching 148 in June, and active inventory has followed, up from 217 in March to 326 now. Price cuts before sale also jumped, with 12 of June's 47 closings involving a reduction, compared with just 1 in April.
Mortgage context
The 30-year averaged 6.19% in February, then climbed through 6.48% in March, 6.55% in May, and 6.66% in June before reaching 6.875% today, up 0.25 percentage points from 6.625% just 30 days ago. That climb is showing up in closings: with active inventory building to 326 and June's sold count down to 47, higher borrowing costs look like a real driver of the pullback in deal volume, not just seasonal noise.
Payment math
Financing West Valley City's $471,000 median home with 20% down runs $2,473 a month at today's 6.875%, up $63 from 30 days ago when the rate sat at 6.625%, and $170 above the $2,303 payment buyers locked in during February's 6.19% low.
If you're buying
Closings fell to 47 in June from 76 in May, but active inventory jumped to 326 — the highest of the past 13 months — so leverage is shifting your way even as the sample of closed deals stays thin. Target listings that have taken a price cut already; 12 of June's 47 closings came after a price reduction, and homes below $400,000 (median $318,000) are sitting a median 29 days, giving room to negotiate. Look at Westridge and Kiowa Court, where recent closings landed near or under list, and don't overlook Hillsdale-area streets off Redwood Road where inventory has been building all spring.
If you're selling
With 326 homes active against just 47 sales, June's homes-to-sales ratio implies close to seven months of supply — price to the 99.19% sale-to-list ratio rather than hoping for above-list offers like March's 100.18% run. In the $400K-$700K band, where median days on market tightened to 7, well-prepped homes near Kiowa Court and Corbyn Acres are still moving; anything comparable to the $796,000 Bailey Acres D sale needs a realistic number given only one closing over $700,000 all month. If you're not seeing traffic within two weeks, a price adjustment now beats sitting through the fall slowdown that followed last November's stretch to 41 median days on market.
Outlook
Expect the gap between 148 new listings and only 47 closings in June to keep pushing active inventory higher into July and August, giving buyers near Pioneer Crossing and the Redwood Road corridor more to choose from before the market's typical fall pullback. Rates near 6.875% will keep some move-up buyers on the sidelines, but the under-$400,000 segment, where 16 homes closed at a $318,000 median, should stay the most active band given West Valley City's affordability edge over Silicon Slopes-adjacent cities like Lehi and South Jordan. If new listings hold above 140 a month while closings stay near 47-76, months of supply keeps climbing through late summer.
Watch for
If new listings keep running above 140 a month while closings stay in the 47-76 range seen since April, active inventory could push past 400 by September, tipping more of West Valley City's $400K-$700K band — currently 30 sales at a 7-day median — into buyer-favorable pricing by fall.
"West Valley City's supply catches up to demand."
Common questions about West Valley City this month
Is West Valley City a buyer's or seller's market right now? ▾
Inventory reached 326 active listings in June against only 47 closings, the widest gap of the past year, which favors buyers on negotiating room even though homes that are priced right still sell in a median 11 days. Sellers near Kiowa Court and Westridge who price close to recent comparable sales are still closing near list, but sellers pricing aggressively above market are the ones needing price cuts — 12 of June's 47 sales took one.
Why did sales slow so much in June 2026? ▾
Closed sales dropped to 47 in June from 76 in May and 113 in March, even as new listings hit 148, the most of the past 13 months. Rising borrowing costs are a likely factor: the 30-year mortgage rate climbed from 6.19% in February to 6.875% today, adding real dollars to monthly payments and pricing some buyers out of moving forward.
How much has the mortgage rate increase affected monthly payments in West Valley City? ▾
On the $471,000 median home with 20% down, the payment is $2,473 a month at today's 6.875%, up $63 from 30 days ago and $170 above the $2,303 payment available in February when rates averaged 6.19%. That's a meaningful jump for buyers comparing West Valley City to more expensive Silicon Slopes-adjacent cities like Lehi.
Are homes still selling near asking price in West Valley City? ▾
Yes — the sale-to-list ratio was 99.19% in June, close to April's 99.71% and May's 99.14%, showing well-priced homes aren't discounting much even as overall demand cools. The $400K-$700K band, where 30 of June's 47 sales landed, had a median of just 7 days on market, the tightest of any price tier.
Which West Valley City neighborhoods are seeing the most activity? ▾
Kiowa Court and Westridge each had 2 closings in June, with Kiowa Court homes selling near $609,614 and Westridge near $425,000, both moving in under a month. Buyers priced out of the $700,000-plus tier, where only one home sold in June near Bailey Acres D, are concentrating in the $400K-$700K range along Redwood Road and Pioneer Crossing-adjacent streets.
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
June 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
51 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 11 · 25th percentile 4 · 75th percentile 30
Needed a price change
Sold listings that had a recorded price change before close
15 of 51 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. Kiowa Court 2 sold · $610K · 30d
- 2. Westridge 2 sold · $425K · 5d
- 3. Bailey Acres D 1 sold · $796K
- 4. Corbyn Acres 1 sold · $690K · 19d
- 5. Diamond Summit 1 sold · $660K · 4d
June 2026 by property type
How each housing type performed last month — 51 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 51 | 100 | -49.00% | 427 | 476 | -10.29% |
| Median Sale Price | $470,569 | $454,995 | +3.42% | $460,938 | $449,097 | +2.64% |
| Median DOM | 11 | 14 | -21.43% | 23 | 22 | +4.55% |
| Sale-to-List Ratio | 99.18% | 99.35% | -0.17% | 99.36% | 99.39% | -0.03% |
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.