Market analytics · May 2026 archive
Riverdale, 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
May 2026 · Market Analysis
Riverdale listings climb as spring snowmelt opens the Weber County market
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Active listings in Riverdale reached 38 homes in May 2026, up from 30 in April and 27 in each of the three months before that — the clearest supply expansion the city has seen since last summer. New listings also picked up meaningfully, with 19 homes entering the market in May compared to 13 in April and just 10 in March. A year ago in May 2025, Riverdale had 26 active listings and only 5 closings; this May closed 10 sales against that larger pool, reflecting a market that is more active on both sides of the transaction.
Market pulse
Active inventory in Riverdale held remarkably flat from December 2025 through March 2026, ranging between 26 and 27 homes each month, before stepping up to 30 in April and then 38 in May — a 27% increase from April alone. Days on market have been uneven: the median sat at 92 days in February, fell to 55 in March and 43 in April, then edged back up to 52 in May, suggesting that while some well-priced homes move quickly, a portion of the inventory is taking longer to find buyers. The sale-to-list ratio has been steady in the 98–99% range since March, meaning sellers are generally getting close to their asking price but not the over-ask results seen in July 2025, when the ratio reached 101.13%. Closings have been consistent — 8 to 12 per month since December — and May's 10 sales are in line with the prior 12-month average of 9, so demand has not fallen off even as supply has grown.
Mortgage context
The 30-year fixed rate now sits at 6.75%, up 0.25 percentage points from 6.5% thirty days ago, and meaningfully above the February 2026 monthly average of 6.19% — the low point of the past several months. That February-to-now climb of 0.56 percentage points translates directly into higher monthly costs for Riverdale buyers financing at today's rates. FHA and VA options at 6.25% remain a meaningful alternative for qualifying buyers, offering a roughly half-point savings over the conventional 30-year rate and helping offset some of the affordability pressure that has built since winter.
Payment math
On a median-priced home here — about $483,000 with 20% down — the monthly principal-and-interest payment lands at $2,504 at 6.75% — $64 more than 30 days ago at 6.5%, and $142 above the February low when rates averaged 6.19% and the payment would have been $2,362.
If you're buying
With 38 active listings and a median of 52 days on market, buyers in Riverdale have more negotiating room than at any point in the past year — focus on homes that have been listed more than 45 days, where sellers are more likely to accept offers below the asking price (5 of May's 10 closings settled below list). In the $400,000–$700,000 band — where most of the action is, with 6 of 10 May closings — recent sales in Riverside Estates and River Glen closed between $675,000 and $680,000, so use those as your ceiling anchor when evaluating upper-range homes in that corridor. Three of May's 10 closings involved a prior price reduction, which means patient buyers who track listings through the Hawstead and Shearwood Meadows neighborhoods may find sellers who have already signaled flexibility.
If you're selling
Riverdale sellers pricing into the current market need to be precise: the sale-to-list ratio of 98.64% in May tells you buyers are offering close to ask — but only when the ask is grounded in what similar homes actually closed for recently, not last spring's numbers. Homes in Riverside Estates that sat 77 days before closing in May are a caution sign — if your home is in that neighborhood and you can't differentiate on condition or lot, price 1–2% below recent comparable sales from the past 60 days to avoid a long sit. With 19 new listings entering the market in May and more expected through June as the Weber County spring selling season continues, getting to market early and priced correctly is more important than waiting for a "better" month.
Outlook
Over the next 60–90 days, Riverdale's inventory is likely to stay elevated or grow further as the spring listing season runs its course along the Weber River corridor — sellers who have been waiting since winter will continue to enter the market. If the 30-year rate holds near 6.75% or moves higher, buyers financing in the $450,000–$550,000 range will feel the monthly cost pressure most acutely, which could keep days on market elevated and sale-to-list ratios from recovering to the over-100% readings seen last July. Buyers considering Riverdale as an alternative to pricier Ogden or Layton submarkets should expect continued negotiating room through July, though well-conditioned homes in River Glen and Wild River Estates have shown they can still move quickly when priced correctly.
Watch for
If the 30-year fixed rate crosses 7% before August, expect days on market in Riverdale to stretch past 65 days and the sale-to-list ratio to drift toward the 97% range, giving buyers additional leverage on the growing pool of listings.
"More homes, more choices — Riverdale's spring inventory push gives buyers room to breathe."
Common questions about Riverdale this month
Is Riverdale a buyer's or seller's market in May 2026? ▾
Conditions have shifted toward buyers compared to a year ago. With 38 active listings and only 10 closings in May, it would take about 3.8 months to sell every home currently listed at the current pace — a reading that gives buyers real options and negotiating room. That said, well-priced homes in neighborhoods like River Glen still moved in as little as one day on market in May, so the market is split between sharp listings and slower-moving ones.
Are home prices falling in Riverdale? ▾
Not in a clear trend. The median sale price in May 2026 was $482,500, essentially flat compared to $483,950 in April and down modestly from $490,000 in May 2025. The month-to-month swings have been wide — March 2026 showed a median of $594,000 driven by a cluster of Riverside Estates closings — so individual months can look dramatic. The steadier signal is the sale-to-list ratio, which has held in the 98–99% range, meaning sellers are not being forced into deep discounts.
How long does it take to sell a home in Riverdale right now? ▾
The median was 52 days on market in May 2026, but the range is wide. A quarter of homes sold in 16 days or fewer, while a quarter took longer than 76 days. Homes in Hawstead and Shearwood Meadows closed in under two weeks in May, while some Riverside Estates listings sat for 77 days before closing. Condition, price, and neighborhood all matter more than the city-wide average.
What price range has the most activity in Riverdale? ▾
The $400,000–$700,000 band is where most transactions happen — 6 of 10 May closings fell in that range, with a median sale price of $532,213 and a median of 30 days on market. The under-$400,000 segment had 3 closings at a median of $310,000 but took a median of 72 days, suggesting those homes require more patience. One home closed above $700,000 in May at $720,000 after 106 days on market.
How do Riverdale home prices compare to nearby Ogden or Layton? ▾
Riverdale's May 2026 median of $482,500 positions it as a mid-range option within Weber County, generally more affordable than comparable single-family homes in parts of Layton to the north along the I-15 corridor, where Hill AFB employment keeps demand firm. Buyers priced out of Layton's upper-$500,000 range for similar square footage sometimes find better value in Riverdale's River Valley and Combe Farms areas, though the trade-off is a longer commute to some employment centers.
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
May 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
10 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 52 · 25th percentile 16 · 75th percentile 76
Needed a price change
Sold listings that had a recorded price change before close
3 of 10 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. Riverside Estates 2 sold · $680K · 77d
- 2. River Glen 1 sold · $675K · 1d
- 3. Wild River Estates 1 sold · $564K · 55d
- 4. Hawstead 1 sold · $500K · 11d
- 5. Shearwood Meadows 1 sold · $465K · 0d
May 2026 by property type
How each housing type performed last month — 8 closings total across subtypes.
Summary Statistics
| Metric | May-26 | May-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 10 | 5 | +100.00% | 47 | 34 | +38.24% |
| Median Sale Price | $482,500 | $490,000 | -1.53% | $470,417 | $370,197 | +27.07% |
| Median DOM | 52 | 49 | +6.12% | 58 | 69 | -15.94% |
| Sale-to-List Ratio | 98.64% | 99.03% | -0.39% | 98.31% | 97.26% | +1.08% |
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.