Market analytics · June 2026 archive
Payson, 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
Payson closings slow sharply in June as inventory builds and buyers take their time.
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June 2026 brought a notable slowdown in Payson closings: only 15 homes sold, compared to 29 in May and 31 in June 2025 — less than half the year-ago pace. The small_sample_flag is warranted here; 15 closings represent about 56% of the prior 12-month average of 27, so the median sale price of $408,325 should be read cautiously rather than as a definitive market signal. What is clear is that active inventory reached 149 homes in June, up from 125 in May and nearly double the 79 active listings Payson carried in June 2025, giving buyers a level of choice they haven't seen in well over a year.
Market pulse
Active inventory in Payson has climbed every month since December 2025, moving from 66 homes then to 80 in January, 88 in February, 98 in March, 115 in April, 125 in May, and 149 in June — a 126% increase in six months. The sale-to-list ratio slipped to 98.64% in June, the softest reading since December 2025's 98.17%, and down from 99.41% in May, suggesting sellers are conceding slightly more ground at the negotiating table. Of the 15 homes that closed in June, 4 had taken a price cut before going under contract — a meaningful share given the thin volume. No homes above $700,000 closed in June, a contrast to May when 3 homes in that range sold; the action was split almost evenly between the under-$400,000 band (7 closings, median $349,340) and the $400,000–$700,000 band (8 closings, median $474,650).
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.125 percentage points over the past 30 days from 6.625%, and has climbed steadily from a February average of 6.19% — a move of 0.56 percentage points since that recent low. For Payson buyers, that rate trajectory has added real dollars to every offer: the monthly principal-and-interest payment on a median-priced home has risen $120 since February, making the affordability math noticeably harder than it was at the start of the year. FHA financing at 6.25% and VA loans at 6.375% remain meaningfully cheaper than the conventional rate and are worth exploring for qualifying buyers in this price range.
Payment math
At $408,000 — Payson's June median — with 20% down, the monthly principal-and-interest payment comes to $2,119 at today's 6.75% rate, which is $27 more than it was 30 days ago at 6.625%, and $120 above the February low when rates averaged 6.19% and that same loan would have carried a payment of $1,999.
If you're buying
With 149 active listings and only 15 closings in June, Payson is carrying more supply relative to demand than it has in over a year — buyers have real negotiating room right now. Focus on homes that have been listed more than 45 days, particularly in Arrowhead Ranch and Springside Meadows where longer days on market have historically corresponded with seller flexibility; the sale-to-list ratio on stale inventory is running closer to 97–98% than the 99%+ seen on fresh listings. If you qualify for FHA or VA financing, the rate gap versus conventional (as much as 0.5 percentage points) translates to roughly $100 a month on a Payson-priced home — worth running the numbers before defaulting to a conventional loan.
If you're selling
With closings running at roughly half the normal June pace and 149 competing listings on the market, pricing discipline is essential — homes listed at or above last spring's comparable sale prices are sitting, as the 98.64% sale-to-list ratio and 4 price-cut closings in June both confirm. Sellers in established neighborhoods like Saddlebrook Estates and Hiatt Creek who can differentiate on condition — fresh paint, updated fixtures, clean inspection — are more likely to attract the limited pool of active buyers than those relying on location alone. If your home has been on the market more than 30 days without an offer, a 2–3% price adjustment now is likely less painful than a larger one after summer demand fades into fall.
Outlook
Payson heads into July and August with the most inventory it has carried in over a year and a rate environment that has moved against buyers since February; unless closings pick up meaningfully, the supply-demand balance will continue to favor buyers through late summer. Seasonally, warm July and August weather typically supports showings and new listings in northern Utah communities like Payson, but the I-15 corridor cities of Spanish Fork and Salem are also seeing inventory build, which means buyers priced out of those markets aren't necessarily flowing into Payson in large numbers. Sellers who act before the traditional fall slowdown — typically September onward — will face less competition from new listings, but they'll also need to price for a market where buyers have options.
Watch for
At June's pace of 15 closings against 149 active listings, it would take nearly 10 months to sell every home currently on the market in Payson — and if new listings continue arriving at 40–43 per month through summer, that figure climbs further unless closed sales recover toward the 27–31 range seen earlier this year.
"Fewer closings, more choices, rising rates — Payson's June is a buyer's market in the making."
Common questions about Payson this month
Is Payson a buyer's or seller's market in June 2026? ▾
The data points clearly toward buyers. With 149 active listings and only 15 closings in June, there's roughly 10 months of supply at the current sales pace — well above the 4–5 months that typically marks a balanced market. The sale-to-list ratio has also slipped to 98.64%, meaning sellers are accepting offers about 1.4% below asking on average, which adds up to roughly $5,700 on a median-priced home.
Why were there so few closings in Payson in June 2026? ▾
June's 15 closings are unusually light — about 56% of the prior 12-month average of 27 sales per month. Part of the explanation is that rising rates (the 30-year has climbed from 6.19% in February to 6.75% today) have reduced the pool of buyers who can comfortably qualify, and the growing inventory of 149 homes means buyers who are active are taking more time to decide rather than rushing. The thin volume also means the June median sale price of $408,325 should be read carefully — a few more or fewer closings in a different price range could shift that number significantly.
Are home prices dropping in Payson? ▾
The June median of $408,325 is lower than May's $510,000, but that swing is largely a mix effect — June had no closings above $700,000 and a higher share of under-$400,000 sales, which pulls the median down even if individual homes aren't selling for less. With only 15 closings, the median is not a reliable price-trend signal this month. What is clear is that 4 of the 15 June closings involved a price reduction before going under contract, and the sale-to-list ratio has softened, both of which suggest sellers are making concessions.
Which Payson neighborhoods are selling fastest right now? ▾
Of the homes that closed in June, several in Hiatt Creek, Springside Meadows, and Saddlebrook Estates Plat J recorded zero days on market — meaning they went under contract almost immediately after listing, likely due to strong pricing or pre-marketing. The one closing in Mountain View took 51 days, which is more representative of what sellers in less-trafficked areas should expect in the current environment. With 149 active listings competing for a small buyer pool, location and condition matter more than they did six months ago.
How do Payson home prices compare to nearby cities like Spanish Fork or Salem? ▾
Payson's June median of $408,325 — based on a thin sample of 15 closings — sits at the more affordable end of the Utah County I-15 corridor, which is part of why buyers priced out of Spanish Fork or Santaquin sometimes look here. However, with inventory also building in those neighboring communities, Payson sellers can't count on spillover demand to absorb the current supply of 149 active listings without competitive pricing.
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
19 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 46
Needed a price change
Sold listings that had a recorded price change before close
7 of 19 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. Hiatt Creek 2 sold · $411K · 0d
- 2. Springside Meadows 1 sold · $595K · 0d
- 3. Alice Court 1 sold · $575K · 0d
- 4. Saddlebrook Estates Plat J 1 sold · $560K · 0d
- 5. Evolve Twin Home Estates 1 sold · $497K · 0d
June 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 19 | 31 | -38.71% | 151 | 156 | -3.21% |
| Median Sale Price | $408,325 | $435,000 | -6.13% | $477,537 | $463,365 | +3.06% |
| Median DOM | — | 22 | — | 38 | 35 | +8.57% |
| Sale-to-List Ratio | 98.71% | 99.01% | -0.30% | 99.30% | 98.84% | +0.47% |
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.