Market analytics · June 2026 archive
Cottonwood Heights, 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
Cottonwood Heights buyers are closing in days, not weeks — but fewer homes are making it to the table.
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The most striking number out of Cottonwood Heights in June 2026 isn't the price — it's the speed. The median days on market fell to just 4, down from 16 in May and 21 in April, meaning the homes that did sell were essentially gone before most buyers could schedule a second showing. That urgency, however, coexisted with a notable pullback in volume: only 16 closings recorded in June, compared to 26 in May and 30 in June 2025. The gap between a fast-moving subset of listings and a growing pool of unsold inventory is the defining tension in Cottonwood Heights right now.
Market pulse
The six-month arc of days on market in Cottonwood Heights tells a story of compression followed by near-instant decisions: 55 days in January, 48 in February, 39 in March, then a sharp drop to 21 in April, 16 in May, and now 4 in June. The homes selling are selling immediately — 11 of the 16 June closings were in the over-$700K band, and their median days on market registered at zero, meaning most went under contract the day they listed or before. Active inventory climbed to 96 homes in June, up from 70 in May and 68 in April, so the supply side is clearly building; the issue is that only a narrow slice of what's listed is connecting with buyers quickly enough to close. The sale-to-list ratio held at 99.11%, nearly identical to May's 98.77% and April's 99.20%, confirming that sellers who do get offers aren't giving much ground on price.
Mortgage context
The 30-year fixed rate held at 6.625% through the end of June — flat over the past 30 days, which at least removes the month-over-month payment shock that rattled buyers earlier this spring. That said, rates have climbed 0.43 percentage points since February's monthly average of 6.19%, and buyers financing at today's rate are carrying meaningfully higher monthly costs than those who locked in during that winter window. For Cottonwood Heights buyers eyeing jumbo-territory properties — a common situation given the neighborhood's price profile — the jumbo rate at 7.125% adds another layer of friction above the $726,200 conforming loan limit.
Payment math
At $757,500 — the June median in Cottonwood Heights — a buyer putting 20% down finances roughly $606,000, and at today's 6.625% rate the monthly principal-and-interest payment works out to $3,880; that's the same as 30 days ago at 6.625%, but $172 more per month than the February low when rates averaged 6.19% and that same loan would have carried a $3,708 payment.
If you're buying
With 96 active listings and only 16 closings in June, Cottonwood Heights has more standing inventory than at any point this year — focus your search on homes that have been listed for more than 20 days, where sellers are more likely to negotiate. The $400K–$700K band, which includes entry-level options near the Riviera Heights and Rolling Knolls corridors, showed a 19-day median days on market in June versus zero for the over-$700K segment, suggesting more room to work with in that price range. If you're financing above the conforming loan limit, compare the 6.625% conventional jumbo rate against VA or FHA options — the spread to the 7.125% jumbo rate is wide enough to matter over a 30-year term.
If you're selling
The homes that sold in June sold fast — but 16 closings against 96 active listings means most of what's on the market isn't moving, and the gap between the median list price ($929,450) and the median sale price ($757,500) suggests many sellers are still priced to last year's expectations. If your home is in the Hidden Oaks, Somerset, or Sherwood Hill areas and you're not seeing offers within the first week, a price adjustment of 3–5% is likely more effective than waiting — the buyers who are active right now are decisive, and overpriced listings are simply being skipped. Prime selling weather in June and July works in your favor for showings, but that advantage disappears if your list price is out of step with what similar homes actually closed for.
Outlook
Over the next 60–90 days, Cottonwood Heights is likely to see continued inventory growth as new listings keep arriving — 45 came to market in June alone — while the closing pace remains constrained by both rate levels and a smaller pool of buyers who can move quickly on higher-priced homes. If rates stay near 6.625%, expect the split between fast-selling well-priced homes and stagnant overpriced listings to widen further into late summer. Buyers considering Cottonwood Heights as an alternative to pricier Draper or Sandy bench properties may find more negotiating room here than the headline sale-to-list ratio suggests, particularly on homes that have been sitting for three or more weeks.
Watch for
At the current pace — 45 new listings per month against roughly 16 closings — active inventory could reach 130 or more homes by August, which would likely push the sale-to-list ratio below 98% and give buyers meaningful leverage for the first time this cycle.
"Four-day median, 96 listings, 16 closings — Cottonwood Heights in June moved fast where it moved at all."
Common questions about Cottonwood Heights this month
Is Cottonwood Heights a buyer's or seller's market in June 2026? ▾
It's split. The homes that are priced correctly — particularly in the over-$700K segment — are selling in zero to a few days with offers near full list price, which looks like a seller's market. But with 96 active listings and only 16 closings in June, the broader picture is one of accumulating supply and selective demand. Buyers who are patient and focused on homes that have been sitting for 20-plus days will find more room to negotiate than the headline numbers suggest.
Why are so few homes closing in Cottonwood Heights if days on market are so low? ▾
The 4-day median reflects only the homes that actually sold — not the full pool of 96 active listings. A small subset of well-priced homes are going under contract almost immediately, pulling the median way down, while a larger group of listings sits without offers. It's a tale of two markets within the same zip code: decisive buyers snapping up the right homes, and overpriced listings waiting for sellers to adjust.
What does the $929,450 median list price versus $757,500 median sale price mean for sellers? ▾
That $172,000 gap between what sellers are asking and what buyers are paying is a meaningful signal. It doesn't mean every home sells that far below asking — some sell at or above list — but it does suggest that a significant portion of active inventory is priced above where the market is transacting. Sellers who price closer to recent comparable sales in neighborhoods like Rolling Knolls or Alta Hills are the ones closing in days; those anchored to last year's peak prices are the ones sitting.
How do mortgage rates affect buying a home in Cottonwood Heights right now? ▾
At the June median of $757,500 with 20% down, the monthly principal-and-interest payment at today's 6.625% rate is $3,880. That's $172 more per month than buyers were paying in February when rates averaged 6.19%. For homes above roughly $726,200 in loan amount — common in Cottonwood Heights — buyers may also be looking at the jumbo rate of 7.125%, which adds another $150–$200 per month compared to conforming loan pricing. VA-eligible buyers have a meaningful advantage here at 6.375%.
How does June 2026 compare to June 2025 in Cottonwood Heights? ▾
June 2025 saw 30 closings versus 16 this June — a significant drop in volume. Active inventory was 67 a year ago compared to 96 now, so supply has grown while demand has pulled back. The median sale price moved from $796,250 in June 2025 to $757,500 in June 2026, a modest decline. The sale-to-list ratio is nearly identical (98.89% then, 99.11% now), meaning sellers who do get offers are holding firm — there are just fewer offers going around.
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
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
17 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 4 · 25th percentile 0 · 75th percentile 16
Needed a price change
Sold listings that had a recorded price change before close
5 of 17 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. Cottonwood 2 sold · $733K · 0d
- 2. Hidden Oaks 1 sold · $1,350K · 0d
- 3. Somerset South Sub. 1 sold · $1,200K · 0d
- 4. Sherwood Hil 1 sold · $1,015K · 9d
- 5. Rolling Knolls #3 Sub 1 sold · $850K · 0d
June 2026 by property type
How each housing type performed last month — 15 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 30 | -43.33% | 112 | 138 | -18.84% |
| Median Sale Price | $765,000 | $796,250 | -3.92% | $802,463 | $788,172 | +1.81% |
| Median DOM | 4 | 11 | -63.64% | 28 | 13 | +115.38% |
| Sale-to-List Ratio | 99.10% | 98.89% | +0.21% | 98.73% | 99.17% | -0.44% |
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.