Market analytics · June 2026 archive
Nibley, 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
Nibley closings go near-instant in June as the $400K–$700K band dominates the summer market.
Get this report emailed every month
✓ You're in — see you next month.
The speed story in Nibley reached a new extreme in June 2026: the median days on market for the 15 homes that closed fell to zero, meaning more than half of the month's closings went under contract the same day they were listed — a sharp contrast to May's already-brisk 5-day median and a world away from January's 68-day median. Thirteen of those 15 closings landed in the $400,000–$700,000 price band, with a median sale price of $489,000, up from $339,000 in May as the mix shifted decisively away from the entry-level Ridgeline Park townhomes that dominated the prior two months. Compared to June 2025, closings grew from 12 to 15 while active inventory climbed from 21 to 78 homes — a much larger selection for buyers, even as the homes that did sell moved almost immediately.
Market pulse
Median days on market in Nibley has traced a dramatic arc over the past six months: 68 days in January, compressing to 22 in February, then 36 in March, 29 in April, 5 in May, and now 0 in June — a trajectory that reflects both seasonal momentum and a mix shift toward move-in-ready homes priced in the $400K–$700K range. Active inventory continued building, reaching 78 homes in June from 68 in May, 56 in April, and 55 in March, giving buyers more choices even as the fastest-priced homes disappear quickly. The sale-to-list ratio held at 99.3% in June, matching February's reading and sitting just below May's 99.47%, which means sellers are getting close to their asking prices but the era of routine over-list bidding has not returned. Ridgeline Park, which drove much of the spring volume with entry-level townhomes, contributed just 4 of June's 15 closings, while Nibley Coach, Nibley Gardens, Nibley Farms, and Country Cove Estates all appeared in the top-five — a broader spread of neighborhoods than any month this spring.
Mortgage context
The 30-year fixed rate in Nibley's Cache Valley market sits at 6.75% as of early July, up 0.125 percentage points over the past 30 days from 6.625%. That's part of a broader climb since February's monthly average of 6.19% — rates have risen 0.56 percentage points since that low, adding real weight to monthly payments on Nibley's mid-$400K-to-$500K homes. FHA financing at 6.25% and VA loans at 6.375% remain meaningfully cheaper options for qualifying buyers, and given that 9 of June's 15 closings settled below list price, rate-sensitive buyers who negotiate on price have some room to offset the higher borrowing cost.
Payment math
At $489,000 — June's median sale price in Nibley — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,537 at today's 6.75% rate, which is $32 more than 30 days ago when the rate stood at 6.625%, and $144 above the February low when rates averaged 6.19% and that same loan would have run $2,393 a month.
If you're buying
With 78 active listings and a median days-on-market of zero for June closings, the market is split: well-priced homes in the $450K–$550K range are going immediately, while the 9 of 15 June closings that settled below list price suggest that homes sitting past 30 days — particularly in Nibley Farms and Nibley Coach, where median days on market ran 55 and 31 days respectively — carry real negotiating room. Target listings past 45 days on market and lean on the fact that 3 of June's 15 closings involved a prior price reduction; sellers who have already cut once are often willing to negotiate further. Buyers priced out of Logan or looking for more space than Saratoga Springs or Eagle Mountain offer at similar price points should note that Nibley's $400K–$700K band is active and competitive, but not frenzied.
If you're selling
June's zero-day median is a signal, not a guarantee — it reflects a handful of homes that were priced precisely at market and moved immediately, not a blanket condition across all 78 active listings. Price your home within 1% of what similar homes in Nibley Gardens or Nibley Meadows actually closed for in May and June, not what the current list prices suggest; the gap between median list ($489,945) and median sale ($489,000) is razor-thin, meaning overpricing by even $15,000–$20,000 risks joining the slower-moving inventory. With Cache Valley's warm summer weather drawing active buyers through July, homes that are well-prepared and correctly priced in the first week have the best shot at the quick close the June data reflects.
Outlook
Nibley enters July with 78 active listings, a rising rate environment, and a closing pace of 15 homes per month — meaning at that pace it would take about 5.2 months to sell every home currently listed, which is balanced but tilting toward buyers if inventory keeps building. Rates edging toward 6.75%–6.875% over the next 60 days will put additional pressure on buyers stretching into the $500K–$600K range, and the Firefly Estates and Elkhorn Ranch segments — which have shown longer days on market historically — may see further softening. Seasonal momentum typically supports closings through August in Cache County, but if new listings continue arriving at 24–27 per month while closings stay in the mid-teens, the supply cushion will widen heading into fall.
Watch for
At the current pace of new listings averaging 25 per month against roughly 15 closings, active inventory likely crosses 90 homes by September — and if the 30-year rate moves above 7%, the $500K-plus segment in Nibley (Nibley Coach, Firefly Estates, Country Cove Estates) could see days on market stretch back toward the 60–80-day range that characterized last fall.
"Zero-day median close time, 78 homes listed, and a price mix shift upward — Nibley's June rewrites the spring script."
Common questions about Nibley this month
Is Nibley a buyer's or seller's market in June 2026? ▾
It's genuinely mixed. The homes that sold in June moved almost instantly — the median days on market was zero — but 78 homes are currently active and 9 of 15 June closings settled below list price. Well-priced homes in the $450K–$550K range face real competition, while anything sitting past 30 days is effectively in buyer's territory.
Why did Nibley's median sale price jump from $339,000 in May to $489,000 in June? ▾
The shift is mostly a mix change, not a broad price increase. May's closings were dominated by entry-level Ridgeline Park townhomes that pulled the median down. In June, 13 of 15 closings were in the $400K–$700K band, with neighborhoods like Nibley Gardens, Nibley Farms, and Country Cove Estates all contributing — a more representative cross-section of Nibley's housing stock.
How does Nibley compare to Logan for buyers in summer 2026? ▾
Nibley offers more single-family inventory in the $450K–$550K range than central Logan, with a quieter, more rural character along the Cache Valley floor. The trade-off is a slightly longer commute to Utah State University and downtown Logan, but buyers priced out of Logan's tighter supply have increasingly looked at Nibley as an alternative with comparable price points and more lot size.
Are Nibley home prices dropping in 2026? ▾
Not in a broad sense. The month-to-month swings in median sale price reflect which neighborhoods are closing, not a market-wide decline. The $400K–$700K segment closed at a median of $489,000 in June, consistent with the $488,600–$520,000 range that band has held since late 2025. Three of June's 15 closings did involve a prior price reduction, so individual sellers are adjusting, but the overall sale-to-list ratio of 99.3% shows most homes are still selling near their asking price.
What's the impact of current mortgage rates on buying a home in Nibley? ▾
At today's 6.75% rate, a buyer purchasing a $489,000 home with 20% down pays $2,537 per month in principal and interest. That's $144 more per month than buyers who locked in February's 6.19% average — a meaningful difference over a 30-year loan. FHA loans at 6.25% and VA loans at 6.375% can reduce that payment for qualifying buyers, and negotiating the purchase price down on one of the slower-moving listings can offset some of the rate impact.
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 0 · 25th percentile 0 · 75th percentile 4
Needed a price change
Sold listings that had a recorded price change before close
3 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. Ridgeline Park 4 sold · $461K · 0d
- 2. Nibley Coach 2 sold · $510K · 31d
- 3. Nibley Gardens 2 sold · $493K · 3d
- 4. Nibley Farms 2 sold · $493K · 55d
- 5. Heritage Crossing 1 sold · $747K · 0d
June 2026 by property type
How each housing type performed last month — 16 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 17 | 12 | +41.67% | 78 | 73 | +6.85% |
| Median Sale Price | $499,990 | $518,750 | -3.62% | $408,520 | $430,650 | -5.14% |
| Median DOM | — | 22 | — | 22 | 58 | -62.07% |
| Sale-to-List Ratio | 99.53% | 99.41% | +0.12% | 99.45% | 99.39% | +0.06% |
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.