Market analytics · July 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
July 2026 · Market Analysis
West Valley City inventory tops 389 homes as Solari and Copper Hill carry July's closings.
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Active inventory in West Valley City reached 389 homes in July, up from 283 in June and 224 in May — the sharpest supply add of the past six months. Closings held nearly flat at 54, down slightly from June's 51 but still well off March's 113, and July's median sale price of $450,000 sits right where it was in February. With 170 new listings hitting the market against just 54 sales, sellers are competing harder for fewer buyers than they were this spring.
Market pulse
Active inventory has climbed every month since April's 216, hitting 224 in May, 283 in June, and 389 in July — while closings have moved the other direction, from 76 in May to 51 in June to 54 in July. Days on market has stayed short at 13 median days, but the spread has widened: the top quarter of listings now takes 53 days to sell, up from 30 in June. The sale-to-list ratio slipped to 98.37%, its softest reading since February's 98.56%, and 27 of July's 54 sales closed below asking.
Mortgage context
The 30-year averaged 6.79% in July, up from 6.55% in May and 6.66% in June, and now sits at 6.875% today — up 0.25 percentage points from 6.625% just 30 days ago. That climb is layering onto a market where inventory is already building, giving buyers less urgency to compete on price even as their monthly costs rise.
Payment math
A $450,000 West Valley City home with 20% down now runs $2,365 a month in principal and interest at 6.875%, up $60 from $2,305 just 30 days ago at 6.625%, and $162 above the $2,203 payment buyers locked in back in February 2026 when rates averaged 6.19%.
If you're buying
With 389 homes active and just 54 closing in July, you have room to negotiate — 27 of last month's sales closed below list. Target listings past the 53-day mark for the top quarter of days on market, especially in the under-$400K band where median days on market stretched to 53. Solari and Meadows are moving fast (0-10 days), so if you want speed over leverage, look there instead.
If you're selling
Price to what's actually closing, not the $460,000 median list — the median sale came in at $450,000, and only 12 of July's 54 sales landed at list price. Homes in Copper Hill and Colony West sold in under a week near $475,000-$480,000; if your place isn't comparable in condition or location, expect a longer runway and consider pricing near recent closed numbers rather than February's or March's stronger prints.
Outlook
Expect inventory to keep building through August if new listings hold near July's 170 pace while closings stay in the low 50s. Rates near 6.875%, up from 6.19% back in February, are likely keeping some buyers on the sideline through late summer, which should keep sale-to-list ratios under 99% and give buyers more negotiating room on homes that sit past 30 days.
Watch for
If new listings keep adding at July's pace of 170 a month while closings hold near 50-55, months of supply likely climbs further past July's 7.2 reading by early fall.
"West Valley City's supply keeps building while closings stay stuck near 50."
Common questions about West Valley City this month
Is West Valley City a buyer's or seller's market in July 2026? ▾
Buyers have more leverage than they've had all year. Active inventory reached 389 homes against just 54 closings, and 27 of those sales closed below asking price. The sale-to-list ratio of 98.37% is the softest reading since February.
Why are West Valley City home sales slowing down even in peak summer? ▾
Closings have stayed near 50-54 for two straight months after March's 113 and April's 81, even as warm July weather typically favors selling. Rising rates, up to 6.875% from February's 6.19% average, are a big part of it, along with 170 new listings in July adding more competition for buyers to sort through.
How much has the rate increase added to a typical West Valley City payment? ▾
On a $450,000 home with 20% down, the monthly principal-and-interest payment is now $2,365 at 6.875%, up $60 from just 30 days ago and $162 above the February 2026 low of $2,203 when rates averaged 6.19%.
Which West Valley City neighborhoods are selling fastest right now? ▾
Solari led July with 5 sales at a $495,000 median and 0 median days on market. Copper Hill and Colony West also moved quickly, both closing in 4-5 days near the $475,000-$480,000 range.
Should sellers in West Valley City price near the list price or below it? ▾
Price closer to recent closed sales than to the $460,000 median list price. Only 12 of July's 54 sales closed right at list, and 27 sold below it, with the median sale landing at $450,000.
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
July 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
95 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 16 · 25th percentile 5 · 75th percentile 58
Needed a price change
Sold listings that had a recorded price change before close
38 of 95 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 neighborhoods this month
Named subdivisions ranked by homes sold · median price · median days to contract
- 1. Solari 6 sold · $497K · 0d
- 2. Copper Hill 3 sold · 4d
- 3. Coventry Manor 3 sold · 63d
- 4. Hunter Village 2 sold · 9d
- 5. Colony West 2 sold · 16d
- 6. Cherrywood 2 sold · 16d
- 7. Roxborough 2 sold · 33d
- 8. Wright Sub A 2 sold · 4d
July 2026 by property type
How each housing type performed last month — 95 closings total across subtypes.
Summary Statistics
| Metric | Jul-26 | Jul-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 95 | 74 | +28.38% | 555 | 545 | +1.83% |
| Median Sale Price | $452,000 | $427,150 | +5.82% | $459,286 | $445,810 | +3.02% |
| Median DOM | 16 | 18 | -11.11% | 22 | 22 | 0.00% |
| Sale-to-List Ratio | 98.62% | 99.31% | -0.69% | 99.23% | 99.39% | -0.16% |
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.