Market analytics
Woods Cross, 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. September 2026 commentary publishes on Oct 5.
Woods Cross closings slow down in April as the $400K–$700K band takes longer to clear
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In April 2026, Woods Cross posted 15 closings — more than double the 6 recorded in April 2025 — yet the median days on market stretched to 33 days, up from 20 days in March and well above the 18-day pace of April 2025. The speed story is the headline: even as transaction volume picked up with the spring shoulder season, homes are taking longer to find buyers than they did a year ago. Active inventory held at 27 homes for the second straight month, while 18 new listings entered the market — the most in any month since last July — signaling that sellers are showing up faster than buyers are committing.
Market pulse
The DOM trajectory over the past six months tells a choppy story: median days on market ran 58 days in November 2025, compressed to 29 in December, drifted to 39 in January 2026, then spiked to 65 in February before snapping back to 20 in March — and now sits at 33 in April. That volatility reflects a small, thin market where a handful of slow-moving listings can swing the median significantly. The sale-to-list ratio recovered to 98.5% in April, up from 96.82% in February and above March's 97.64%, suggesting that homes that do close are pricing closer to ask. However, the $400K–$700K band — which accounted for 12 of April's 15 closings — carried a median DOM of 53 days, while the two over-$700K closings in Shamrock Village moved in just 12 days, pointing to a clear divergence by price tier.
Mortgage context
The 30-year fixed rate in Woods Cross sits at 6.625% today, up 0.375 pp from 6.25% thirty days ago — a meaningful move for buyers already stretching into the $500K–$600K range that dominates this market. Rates climbed 0.43 pp from February's monthly average of 6.19% to today's spot rate of 6.625%, erasing the brief affordability window that opened in early 2026. April's monthly average of 6.42% offered a slightly softer entry point than today's rate, but the trajectory since February has been consistently upward, and that direction is shaping buyer hesitation in the $400K–$700K band.
Payment math
On a median-priced home today, P&I lands at $2,714/mo at 6.625% — $104/mo more than 30 days ago at 6.25%, and $120/mo above the February low when rates averaged 6.19% and P&I would have been $2,594.
If you're buying
Target homes in the $400K–$700K range that have been listed 50 or more days — the Argyle Acres cluster that closed in April averaged 94 days on market and a median sale of $580,000, suggesting negotiating room exists on stale inventory in that corridor. With 18 new listings entering in April and active inventory holding steady at 27, you have more selection than at any point since last summer; use that leverage to push for price reductions or seller-paid rate buydowns rather than competing at full ask. FHA financing at 6.0% or VA at 6.25% meaningfully lowers the monthly payment compared to the conventional 6.625% — worth running the numbers if you qualify.
If you're selling
Homes in the $400K–$700K band are sitting longer than sellers may expect — the April median DOM for that segment was 53 days, and Argyle Acres listings averaged 94 days before closing. If your home is in that price range and you're not differentiated on condition or lot, pricing 2–3% below recent comps from March (when the median sale was $597,500) will move you faster than holding at last spring's optimism. The Shamrock Village segment above $700K is still moving quickly — 12-day median DOM in April — so if you're in that tier near the Mountain View Estates or Valentine Estates corridors, you have more pricing power and can hold closer to list.
Outlook
Over the next 60–90 days, Woods Cross is likely to see continued listing volume as spring progresses — 18 new listings in April is a meaningful uptick — but with rates at 6.625% and trending higher, buyer purchasing power is being compressed at exactly the moment more supply is arriving. If new listings continue running near 15–18 per month through June while closings stay in the 13–15 range, active inventory will build and the sale-to-list ratio could drift toward the mid-97% range. Buyers priced out of Layton or Kaysville to the north, or looking for a shorter I-15 commute to Salt Lake City than Saratoga Springs offers, remain a steady demand source for Woods Cross — but rate sensitivity is real at the $500K–$600K price point that defines most of this market.
Watch for
If the 30-year fixed rate crosses 7%, expect median DOM in the $400K–$700K band to push past 70 days and active inventory to climb above 35 homes as buyer qualification thresholds tighten further.
"More volume, slower pace — Woods Cross April 2026 splits the difference between spring demand and rate headwinds."
Common questions about Woods Cross this month
Is Woods Cross a buyer's or seller's market in April 2026? ▾
It's a mixed picture depending on price tier. The over-$700K segment — particularly Shamrock Village — is still moving quickly at a 12-day median DOM, which favors sellers. The $400K–$700K band, where most transactions happen, shows a 53-day median DOM and a sale-to-list ratio of 98.5%, giving buyers more room to negotiate than a year ago when homes moved in 16–18 days. Absorption sits at 1.8 months of supply overall, which is technically a seller's market, but the slower pace in the core price band tells a more nuanced story.
Why are homes taking longer to sell in Woods Cross compared to last spring? ▾
April 2025 saw a median of 18 days on market; April 2026 came in at 33 days. The primary driver is affordability pressure: the 30-year rate has climbed 0.43 pp since February's low of 6.19% to today's 6.625%, adding $120/mo to a typical P&I payment. That rate move is most acutely felt in the $400K–$700K band, which makes up the bulk of Woods Cross inventory and where buyers are qualifying at the margin.
What neighborhoods in Woods Cross are selling fastest right now? ▾
Shamrock Village led April with 2 closings at a 12-day median DOM and a $759,500 median sale — the fastest-moving segment in the market. Clover Dell Park also closed quickly at 7 days. By contrast, Argyle Acres averaged 94 days before closing, and The Audrey came in at 72 days — both well above the market median, suggesting those pockets have more negotiating room for buyers.
How does the Woods Cross market compare to nearby cities like Layton or Kaysville? ▾
Woods Cross sits closer to Salt Lake City on the I-15 corridor, which gives it a commute advantage over Layton or Kaysville for workers heading south. That proximity premium has historically supported pricing in the $500K–$600K range. However, with rates elevated and more listings entering the market, buyers who can tolerate a longer commute may find more selection and softer pricing in the Hill AFB corridor communities to the north.
Should I wait for rates to drop before buying in Woods Cross? ▾
That depends on your timeline and price sensitivity. The February 2026 monthly average of 6.19% represented the low point of the past six months, and rates have since climbed to 6.625% — a $120/mo increase on a typical Woods Cross home. If rates pull back, more buyers will re-enter and competition will increase, potentially offsetting any payment savings. With 27 active listings and homes in the $400K–$700K band sitting 50+ days, buyers today have more negotiating leverage than they did in early spring.
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
September 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
4 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 39 · 25th percentile 31 · 75th percentile 46
Needed a price change
Sold listings that had a recorded price change before close
3 of 4 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. The Audrey 3 sold · $640K · 39d
- 2. Shamrock Village 1 sold · $670K
September 2026 by property type
How each housing type performed last month — 4 closings total across subtypes.
Summary Statistics
| Metric | Sep-26 | Sep-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 4 | 14 | -71.43% | 73 | 75 | -2.67% |
| Median Sale Price | $649,900 | $540,500 | +20.24% | $559,918 | $548,821 | +2.02% |
| Median DOM | 39 | 33 | +18.18% | 35 | 19 | +84.21% |
| Sale-to-List Ratio | 98.21% | 99.49% | -1.29% | 98.43% | 99.55% | -1.13% |
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.