Market analytics · April 2026 archive
Pleasant View, 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
Pleasant View closings nearly triple year-over-year as spring demand arrives in force
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Pleasant View recorded 16 closings in April 2026, more than triple the 5 closings logged in April 2025 and the most active April in the two-year comparison window. That volume shift is the month's defining story: after a winter stretch where monthly closings ranged from 6 to 9, buyers returned across all three price bands simultaneously — under $400K, $400K–$700K, and above $700K each contributed 5 or more sales. Active inventory held nearly flat at 56 homes, up from 55 in March, meaning the demand increase absorbed new supply rather than depleting it.
Market pulse
Closed sales in Pleasant View moved from a winter floor of 6–7 per month (November through February) to 9 in March and then 16 in April — the clearest demand acceleration in the past six months of data. The sale-to-list ratio recovered to 98.59% in April after dipping to 97.14% in February and 97.44% in March, suggesting sellers are regaining modest pricing traction. Days on market remain uneven: the median held at 50 days in April, but the 25th-percentile dropped to just 8 days, meaning well-priced homes in Majestic Heights, Fox Meadows, and Ridgeview are moving quickly while overpriced listings linger well past 85 days. Active inventory has climbed steadily from 31 homes in November 2025 to 56 in April 2026, keeping absorption at a balanced 3.5 months — down from 6.11 months in March as closings caught up with supply.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 percentage points from 6.25% thirty days ago — a meaningful move that adds roughly $102/month to a principal-and-interest payment on a median-priced Pleasant View home. Rates have climbed 0.43 percentage points since February's monthly average of 6.19%, which was the softest borrowing environment of the past six months. For buyers comparing today's payment to what was available in February, the difference is real: the February rate window has closed, and the current trajectory points toward further pressure through May's 6.51% average.
Payment math
On a median-priced home today, P&I lands at $2,659/mo at 6.625% — $102/mo more than 30 days ago at 6.25%, and $119/mo above the February low when rates averaged 6.19% and P&I would have been $2,540.
If you're buying
Target listings that have been on market past 60 days in the $400K–$700K band — that segment's median DOM reached 108 days in April, and the sale-to-list ratio on stale inventory tends to run closer to 97% than the market-wide 98.59%, leaving room to negotiate. Homes in Majestic Heights and Ridgeview priced competitively are clearing in under 10 days, so if you're shopping in the $700K-plus range, expect to move quickly and come in close to list. Buyers priced out of Ogden or North Ogden along the I-15 corridor are increasingly looking at Pleasant View as a value alternative — that spillover demand is part of what drove April's volume, so waiting for further price softening in well-located subdivisions is a risky strategy.
If you're selling
April's 98.59% sale-to-list ratio is an improvement over the prior two months, but 5 of 16 closings still came in below list — price to current comps, not to last spring's $767K median, which reflected a very different mix of high-end sales. Homes in Majestic Heights and White Barn that closed in April averaged 34–69 days on market; if your home sits in the $400K–$700K band and you're not seeing offers by day 45, a 2–3% price adjustment is more effective than waiting. With 21 new listings entering in April and shoulder-spring inventory building, the window of relatively low competition is narrowing — sellers who list in May with strong condition and accurate pricing will face more competition than those who moved in April.
Outlook
Over the next 60–90 days, Pleasant View's market will be shaped by two competing forces: seasonal demand momentum (spring is historically the most active stretch for Weber County family-sized homes) and rising borrowing costs that are already pushing the monthly payment on a median home above $2,650. If inventory continues building at the March–April pace of 21–26 new listings per month, months of supply could drift back toward 5–6 by June even if closings hold near April's level. Buyers commuting to Hill AFB in Clearfield or to the Ogden metro who have been watching from the sidelines may find May and June offer more selection than April did, but at a higher financing cost.
Watch for
If the 30-year fixed rate crosses 7% — a realistic outcome given May's 6.51% monthly average and the current upward trajectory — expect months of supply in Pleasant View to climb back above 5.5 as the $400K–$700K segment, already showing 108-day median DOM, softens further.
"Pleasant View's busiest April in at least two years — and buyers are finally showing up across all price bands."
Common questions about Pleasant View this month
Is Pleasant View a buyer's or seller's market in April 2026? ▾
It's a balanced market leaning slightly toward sellers in the right price range. Absorption sits at 3.5 months — below the 5–6 month range that typically signals a buyer's market — and the sale-to-list ratio recovered to 98.59% in April. That said, 5 of 16 closings came in below list price, and the $400K–$700K band is showing a 108-day median DOM, which gives buyers in that segment real negotiating room.
Why did so many homes close in Pleasant View in April 2026? ▾
April's 16 closings likely reflect a combination of seasonal demand — spring is the most active period for Weber County family-sized homes — and pent-up activity from a slow winter. Closings had ranged from 6 to 9 per month from November through March; the April jump brought volume in line with the prior 12-month average of 8 closings per month, and then some. Spillover from buyers priced out of Ogden and North Ogden along the I-15 corridor also appears to be a contributing factor.
What price range is moving fastest in Pleasant View right now? ▾
Homes above $700K are actually clearing fastest in April — the median DOM for that band was just 7 days, with Pleasant View Heights and Fox Meadows both closing in under 10 days at prices near $729K–$774K. The $400K–$700K band is the slowest, with a 108-day median DOM, suggesting that mid-range homes need sharper pricing to compete. Under-$400K homes (median $358,800) are moving at a moderate 52-day median DOM.
How are rising mortgage rates affecting Pleasant View buyers in May 2026? ▾
The 30-year fixed rate is at 6.625% today, up from 6.25% thirty days ago — that translates to $102 more per month in principal and interest on a median-priced Pleasant View home, bringing the payment to $2,659/mo. Compared to February's rate low of 6.19%, buyers are now paying $119/mo more. For buyers considering FHA financing, the 6.00% FHA rate offers meaningful savings relative to the conventional 30-year, and VA-eligible buyers near Hill AFB in Clearfield can access 6.25%.
How does Pleasant View's April 2026 market compare to a year ago? ▾
The volume comparison is stark: 16 closings in April 2026 versus 5 in April 2025. However, the median sale price moved in the opposite direction — $519,000 in April 2026 versus $767,000 in April 2025. That price difference largely reflects mix: April 2025 was dominated by over-$700K sales (3 of 5 closings), while April 2026 spread evenly across all price bands, pulling the median down. Active inventory also grew from 26 homes a year ago to 56 today, giving buyers more selection.
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
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
16 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 50 · 25th percentile 8 · 75th percentile 85
Needed a price change
Sold listings that had a recorded price change before close
0 of 16 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. Majestic Heights 2 sold · $719K · 69d
- 2. White Barn 2 sold · $395K · 34d
- 3. Pleasant View Heights No 1 sold · $774K · 4d
- 4. Fox Meadows 1 sold · $729K · 8d
- 5. Ridgeview 1 sold · $720K · 2d
April 2026 by property type
How each housing type performed last month — 12 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 16 | 5 | +220.00% | 40 | 20 | +100.00% |
| Median Sale Price | $519,000 | $767,000 | -32.33% | $577,375 | $459,690 | +25.60% |
| Median DOM | 50 | 65 | -23.08% | 45 | 63 | -28.57% |
| Sale-to-List Ratio | 98.59% | 97.26% | +1.37% | 98.41% | 95.82% | +2.70% |
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.