Market analytics
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
August 2026 · Market Analysis
West Valley City closings move fast even as Solari-led inventory tops 400 for the first time.
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The number that stands out in West Valley City this August is speed: median days on market fell to 6, nearly half of July's 11 and a fraction of last August's 33. That's happening even as the market tilts toward buyers on paper — active listings reached 400, up from 326 in July, while only 53 homes closed, down from 88 a year ago. It reads less like a hot market and more like sellers who are pricing realistically getting rewarded with quick sales, while overpriced listings pile up unsold in the background.
Market pulse
Inventory has climbed every month since April's 197 — 198 in May, 245 in June, 326 in July, and now 400 in August — while closings have bounced between 52 and 81 over that same stretch without a clear direction. Days on market has moved the opposite way, tightening from 56 in February to 18 in March and down to 6 in August, a compression that's held even as fewer homes sell each month. Solari has been the busiest subdivision three months running, closing 7 homes in August at a median $389,900, down from $700,000 in May — a sign pricing there has adjusted hard to move volume. The sale-to-list ratio sits at 98.71%, essentially flat from July's 98.37% but below March's 100.18% peak.
Mortgage context
The 30-year averaged 6.77% in August, up from 6.15% in February and largely holding the climb that started in the spring. Today's spot rate sits at 6.875%, up 0.125 percentage points from 30 days ago, adding another small cost to an already pricier borrowing environment. That steady climb — not a lack of listings — is doing more to keep West Valley City's sold counts below last year's pace.
Payment math
Financing West Valley City's $425,000 median home with 20% down runs $2,234 a month at 6.875% today, $28 more than the $2,205 it would have cost 30 days ago at 6.75%, and $163 above February's low of $2,071 when rates averaged 6.15%.
If you're buying
With median days on market down to 6 and active listings at 400, you have more room to negotiate than the speed number suggests — 26 of August's 53 closings sold below list. Look hard at Solari, where 7 homes closed at a median $389,900, and at the under-$400K band, where days on market ran 42, well above the overall median. Use that slower-moving group to ask for concessions rather than chasing the fastest listings.
If you're selling
Homes are still finding buyers quickly in West Valley City, but competition has changed shape — active inventory reached 400 in August, up from 326 in July and more than double February's 220. Price against what's actually closing, like Park's $416,950 median, not against the $467,000 list-price median, which is running well ahead of the $425,000 sold median. If your listing sits outside the 400-700K band that's carrying most of the volume, expect a longer runway, especially under $400K where the typical stay stretched to 42 days.
Outlook
Expect inventory to keep building into early fall as the 142 new listings a month pace continues to outrun the roughly 53-59 monthly closings seen since June. Rates near 6.875% will likely keep sold counts below last year's levels through the fourth quarter, even with warm weather still favoring showings this time of year in the Salt Lake valley. Buyers should have more leverage on anything sitting past 40 days, while sellers pricing near recent sold levels, not the $467,000 list-price median, should still see 6-day turnarounds like August's.
Watch for
If new listings keep outpacing closings the way they did in August (142 new against 53 sold), active inventory could push past 450 by October, pulling the sale-to-list ratio below 98%.
"West Valley City: quicker sales, deeper shelves, thinner demand."
Common questions about West Valley City this month
Is West Valley City a buyer's or seller's market in August 2026? ▾
It's mixed but leaning toward buyers on choice: active listings reached 400, the most of the past 13 months, while closings dropped to 53 from 88 a year ago. Homes that are priced right are still moving in a median 6 days, so sellers with realistic pricing aren't losing much leverage — it's overpriced listings that are piling up unsold.
Why are homes selling faster in West Valley City even though inventory is rising? ▾
Median days on market fell to 6 in August from 56 back in February, even as active listings more than doubled over the same stretch. The likely explanation is that sellers are pricing closer to what's actually closing — the sold median of $425,000 sits well below the $467,000 list-price median — so well-priced homes get snapped up fast while overpriced ones sit and inflate the inventory count.
How much has financing a home in West Valley City changed as rates moved? ▾
The 30-year mortgage rate averaged 6.15% in February and has climbed to 6.875% today, adding about $163 a month to the payment on the current $425,000 median home. Just in the past 30 days, the rate rose from 6.75% to 6.875%, adding another $28 a month.
Which West Valley City neighborhoods are selling the most right now? ▾
Solari has led closings for three straight months, with 7 sales in August at a median $389,900, down sharply from a $700,000 median in May. Colony West #8, Plat A, and Park each closed multiple homes in August as well, though at very different price points, from $416,950 to $981,300.
Should I expect West Valley City home prices to keep falling? ▾
August's median sale price of $425,000 is down from July's $450,000 and last August's $437,000, but with only 53 sales the monthly median can swing on which homes happen to close. The bigger, steadier signal is the growing gap between list and sold prices, which suggests sellers are cutting prices to match demand rather than the market broadly declining.
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
55 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 19 · 25th percentile 4 · 75th percentile 50
Needed a price change
Sold listings that had a recorded price change before close
17 of 55 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 7 sold · $390K · 0d
- 2. Colony West #8 2 sold · $981K · 4d
- 3. Plat A 2 sold · $556K · 6d
- 4. Westridge 2 sold · $496K · 20d
- 5. Park 2 sold · $417K · 6d
August 2026 by property type
How each housing type performed last month — 55 closings total across subtypes.
Summary Statistics
| Metric | Aug-26 | Aug-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 55 | 88 | -37.50% | 544 | 638 | -14.73% |
| Median Sale Price | $425,000 | $437,000 | -2.75% | $455,105 | $444,883 | +2.30% |
| Median DOM | 19 | 33 | -42.42% | 21 | 23 | -8.70% |
| Sale-to-List Ratio | 98.74% | 99.57% | -0.83% | 99.19% | 99.40% | -0.21% |
Past months
Browse historical West Valley City reports — each month's snapshot stays at its own permanent URL.
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.