Market analytics · June 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
June 2026 · Market Analysis
Pleasant View homes are closing in days, not months — but sellers are cutting prices to make it happen
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The defining number in Pleasant View's June 2026 market isn't the volume of closings — it's how fast they happened. The median days on market collapsed to just 2 days in June, down from 17 in May and 50 in April, and a world away from the 243-day median recorded in June 2025. Ten homes closed during the month, up from 7 in June a year ago, but the speed story is what separates this June from anything in the prior 12 months. The catch: that velocity came alongside a sale-to-list ratio of 96.08% — the softest reading since February — meaning buyers are moving quickly, but sellers are accepting meaningful discounts to get there.
Market pulse
The speed of closings in June is striking in context: median days on market ran 57 days in January, eased to 42 in March, jumped back to 50 in April, then compressed sharply to 17 in May and finally to 2 in June — the fastest pace in the past six months by a wide margin. Active inventory reached 62 homes in June, up from 59 in May and 55 in April, so supply is gradually building even as individual transactions are closing quickly. The sale-to-list ratio told a more cautious story: after holding near 98.5%–99.1% from January through May, it dropped to 96.08% in June, with 7 of 10 closings landing below list price. Three of June's 10 closings involved a prior price reduction — the first month this data point is reliably tracked — suggesting sellers are doing the work of attracting buyers rather than waiting them out.
Mortgage context
The 30-year fixed rate in Pleasant View's Weber County market sits at 6.75% as of early July, up 0.125 percentage points over the past 30 days from 6.625%. That's a meaningful climb from February's monthly average of 6.19% — a 0.56 percentage point rise that has added real dollars to monthly payments and likely steered some move-up buyers toward the under-$400K segment rather than the $500K–$700K range. FHA financing at 6.25% and VA loans at 6.375% remain meaningfully cheaper than conventional, and given that 6 of June's 10 closings landed under $400K, those programs are almost certainly doing work in this market right now.
Payment math
At $361,000 — June's median sale price in Pleasant View — a buyer putting 20% down finances $289,000, and at today's 6.75% rate the monthly principal-and-interest payment works out to $1,874; that's $24 more than 30 days ago when the rate stood at 6.625%, and $106 above the February low when rates averaged 6.19% and that same loan would have carried a $1,768 payment.
If you're buying
With the sale-to-list ratio at 96.08% and 7 of 10 June closings settling below asking price, buyers have real room to negotiate — particularly in the $400K–$700K band where only 2 homes closed and days on market averaged just 1 day, meaning well-priced homes in that range are still moving fast. Target listings in Majestic Heights or along the Pleasant Meadows corridor that have been sitting 30-plus days; those sellers have already demonstrated willingness to deal, and the current rate environment gives you a concrete reason to ask for a concession toward a rate buydown. If you qualify for FHA or VA financing, the rate gap versus conventional (roughly 0.375–0.5 percentage points) is wide enough right now to meaningfully change your monthly payment on a home in this price range.
If you're selling
The 2-day median days on market sounds like a seller's dream, but the 96.08% sale-to-list ratio tells the real story: homes that closed quickly in June did so because sellers priced to where buyers are, not where sellers hoped to be. With 62 active listings competing for 10 closings a month, pricing even 3%–4% above recent comparable sales in your neighborhood is likely to leave you sitting while faster-priced homes in Wasatch View Estates or Shady Springs Estates get the offers. If your home is in the $400K–$700K range, note that only 2 homes closed in that band in June — price sharply and consider offering a closing-cost credit rather than waiting for a full-price offer that may not come.
Outlook
Pleasant View enters July and August with 62 active listings, a closing pace of roughly 10 per month, and rates that have been climbing since February — a combination that keeps negotiating leverage tilted toward buyers even during what is normally prime selling weather for Weber County. The under-$400K segment is carrying most of the volume right now, and unless rates pull back from the current 6.75%, that pattern is likely to persist through late summer. Sellers in the $500K–$800K range — where Majestic Heights and Alder Creek homes tend to cluster — should expect longer marketing times and more price negotiation than the headline days-on-market figure implies.
Watch for
At the current pace of roughly 10 closings per month against 62 active listings, it would take about 6.2 months to sell every home currently listed — and if new listings continue running below 15 per month while rates hold above 6.75%, that figure could drift past 7 months by September as summer demand fades.
"Lightning-fast closings, a softer sale-to-list ratio, and a market split between entry-level and luxury."
Common questions about Pleasant View this month
Is Pleasant View a buyer's or seller's market in June 2026? ▾
It's a mixed picture. Homes are closing extremely fast — the median was just 2 days on market in June — but 7 of 10 closings landed below list price and the sale-to-list ratio fell to 96.08%. That combination suggests buyers who move quickly are finding motivated sellers willing to negotiate, which is more characteristic of a balanced-to-buyer-leaning market than a true seller's market.
Why did the median sale price drop so much in Pleasant View compared to last year? ▾
June 2025 saw only 7 closings, and 6 of them were above $700K — including a $2.5 million sale in Victorian Place — which pushed the median to $803,600. June 2026's 10 closings were dominated by the under-$400K segment (6 of 10 homes), which pulled the median down to $361,250. This is a mix-of-sales shift, not necessarily a sign that any individual home lost that much value.
What neighborhoods are selling fastest in Pleasant View right now? ▾
Wasatch View Estates had 2 closings in June with a median of 0 days on market, meaning those homes went under contract essentially the day they listed. Jacob's Mill also saw a closing at 2 days on market at $1,299,000. Evergreen Village, by contrast, averaged 80 days — so speed varies significantly by neighborhood and price point.
How are rising mortgage rates affecting Pleasant View buyers in mid-2026? ▾
The 30-year rate has climbed from a February average of 6.19% to 6.75% today — a 0.56 percentage point increase that adds $106 per month to the principal-and-interest payment on a median-priced $361,000 home with 20% down. That's pushing more buyers toward the under-$400K segment and toward FHA or VA financing, where rates are running 0.375–0.5 percentage points lower than conventional.
Should I wait for more inventory before buying in Pleasant View? ▾
Inventory is building — active listings reached 62 in June, up from 23 a year ago — so selection has genuinely improved. However, well-priced homes in desirable subdivisions like Majestic Heights or Pleasant Meadows are still moving in days, not weeks. Waiting for rates to drop is the bigger gamble: the 30-year has risen in four of the past five months, and there's no data-supported reason to expect a near-term reversal.
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
12 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 9 · 25th percentile 0 · 75th percentile 92
Needed a price change
Sold listings that had a recorded price change before close
5 of 12 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. Wasatch View Estates 2 sold · $203K · 0d
- 2. Evergreen Village 2 sold · $38K · 80d
- 3. Jacob's Mill 1 sold · $1,299K · 2d
- 4. Shady Springs Estates 1 sold · $825K · 15d
- 5. Country Fields 112 1 sold · $795K · 96d
June 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 12 | 7 | +71.43% | 61 | 41 | +48.78% |
| Median Sale Price | $361,250 | $803,600 | -55.05% | $515,328 | $568,998 | -9.43% |
| Median DOM | 9 | 243 | -96.30% | 34 | 82 | -58.54% |
| Sale-to-List Ratio | 96.28% | 96.67% | -0.40% | 98.09% | 97.27% | +0.84% |
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.