Market analytics
Salem, 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
Salem's June closings were nearly instant — but fewer buyers pulled the trigger
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The speed story in Salem took a sharp turn in June 2026: the median days on market fell to zero, meaning more than half of all closings were homes that went under contract the same day they were listed — a dramatic shift from 14 days in May and 32 days in April. That pace, however, came with a catch: only 26 homes closed in June, down from 62 in May and well below the 48 that closed in June 2025. Active inventory climbed to 236 homes, the most Salem has carried since at least last winter, which tells a fuller story — plenty of homes are available, but the ones actually selling are moving almost immediately.
Market pulse
The six-month arc of Salem's days-on-market tells a volatile story: the median sat at 73 days in January, fell to 25 in February, crept back to 30 in March and 32 in April, then dropped sharply to 14 in May before landing at zero in June — meaning the typical closing in June involved a home that went under contract on its first day available. At the same time, active inventory has been building steadily, reaching 236 homes in June from 200 in May and 204 in April. The sale-to-list ratio slipped to 99.89% in June, the first reading below 100% since February, suggesting that while the fastest homes still sell at or above ask, the broader pool is seeing modest give. Closed volume dropped sharply from May's 62 to just 26 in June — the lightest month since January — even as 62 new listings entered the market.
Mortgage context
The 30-year fixed rate has drifted higher through most of 2026, moving from a monthly average of 6.19% in February up to 6.66% in June and 6.69% in July — a climb of 0.56 percentage points from that February low to today's 6.75% spot rate. That trajectory has added real dollars to monthly payments in Salem, and the gap between what sellers are listing at and what buyers can comfortably finance is likely contributing to the drop in closed volume even as the fastest-priced homes still move on day one. Veterans and FHA-eligible buyers have a meaningful edge right now: VA financing is available near 6.375% and FHA near 6.25%, both noticeably below the conventional rate.
Payment math
At $573,000 — Salem's June median — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,971 at today's 6.75% rate; that's $38 more per month than 30 days ago when the rate sat at 6.625%, and $169 above the February low when rates averaged 6.19% and the same loan would have run $2,802 a month.
If you're buying
With 236 active listings and only 26 closings in June, Salem has more standing inventory than it has seen in months — target homes that have been sitting past 30 days, particularly in the $700K-and-above range where Garrett's Place and Moonlight Village listings have historically carried days-on-market well above 100. The sale-to-list ratio on slower-moving inventory tends to run closer to 97–98%, so there is room to negotiate on condition or concessions. If you qualify for VA or FHA financing, the rate advantage over conventional (roughly 0.375–0.5 percentage points) translates to $100–$130 less per month on a Salem-priced home — worth running the numbers before defaulting to conventional.
If you're selling
The zero-day median is real, but it applies to a narrow slice of the market — the 26 homes that actually closed in June, not the 236 sitting active. If your home is in the $400K–$700K range in communities like Arrowhead Springs or Salem Fields, price at or just under recent comparable sales: that band moved in zero days at the median in June, and buyers are still competing for well-priced product. Homes above $700K are a different story — Garrett's Place closings in June carried a median of 168 days on market, so luxury sellers should expect a longer runway and price accordingly rather than anchoring to spring 2026 peaks.
Outlook
Salem enters July with its largest active inventory count in recent months and a closing pace that is running well below the spring peak — if new listings continue arriving at 60-plus per month while closings stay in the mid-to-upper 20s, the supply cushion will keep widening through August. Rates near 6.75% are the primary friction point: the buyers who are acting are moving fast, but a meaningful share of would-be buyers appear to be waiting on the sidelines. Sellers who price sharply and present well will still find quick offers; those who test the top of the range should plan for a longer hold.
Watch for
At the current pace — roughly 26 closings per month against 236 active listings — it would take about nine months to sell through Salem's existing inventory; if new listings hold above 60 per month through August without a corresponding uptick in closings, that figure likely pushes past ten months and the sale-to-list ratio drifts toward the mid-98% range.
"Lightning-fast closings, lighter volume: Salem's June split the difference between speed and depth."
Common questions about Salem this month
Is Salem a buyer's or seller's market in June 2026? ▾
It depends on the price range. Homes in the $400K–$700K band — including communities like Arrowhead Springs and Salem Fields — are still moving extremely fast, with a median of zero days on market in June. Above $700K, the picture shifts: only 10 homes closed in that range and Garrett's Place listings took a median of 168 days, giving buyers real negotiating room. With 236 active listings and just 26 closings, the overall market is tilting toward balance.
Why did so few homes close in Salem in June if the median days on market was zero? ▾
The zero-day median reflects the homes that did sell — they moved instantly — but a large and growing pool of listings did not sell at all. Active inventory climbed to 236 homes while only 26 closed, suggesting that well-priced homes in the right segments are snapped up immediately, while overpriced or harder-to-finance properties are sitting. The gap between what sellers are asking and what buyers can afford at 6.75% rates is likely keeping a portion of the market stuck.
How much does the current mortgage rate add to a monthly payment on a Salem home? ▾
At Salem's June median of $573,000 with 20% down, the monthly principal-and-interest payment runs $2,971 at today's 6.75% rate. That's $38 more per month than 30 days ago at 6.625%, and $169 more than buyers were paying in February when rates averaged 6.19% and the same loan cost $2,802 a month. VA-eligible buyers can access rates near 6.375%, which brings the payment down meaningfully.
Are Salem home prices rising or falling compared to last year? ▾
Of the homes that closed in June 2026, the median sale price was $572,500 — well above the $433,963 median from June 2025. However, June's closing volume was only 26 homes versus 48 a year ago, so the current median reflects a narrower, faster-moving slice of the market rather than the full picture. The mix of what sold (more higher-priced homes relative to last June) is part of what's driving the apparent price increase.
Which Salem neighborhoods are selling fastest right now? ▾
In June 2026, Viridian, Arrowhead Springs, Moonlight Village, and Salem Fields all recorded median days on market of zero — meaning homes in those communities went under contract on the day they were listed. Garrett's Place, which tends to carry higher-priced properties, was the outlier at 168 days median, consistent with the broader pattern of luxury inventory taking longer to move in the current rate environment. Buyers targeting those faster communities should be prepared to act quickly and have financing lined up.
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
35 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 35
Needed a price change
Sold listings that had a recorded price change before close
14 of 35 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. Viridian 12 sold · $494K · 0d
- 2. Garrett's Place 3 sold · $820K · 168d
- 3. Arrowhead Springs 3 sold · $550K · 0d
- 4. Moonlight Village 3 sold · $430K · 0d
- 5. Salem Fields 2 sold · $594K · 0d
June 2026 by property type
How each housing type performed last month — 35 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 35 | 48 | -27.08% | 249 | 193 | +29.02% |
| Median Sale Price | $555,000 | $433,963 | +27.89% | $567,473 | $487,293 | +16.45% |
| Median DOM | — | 31 | — | 26 | 27 | -3.70% |
| Sale-to-List Ratio | 99.70% | 99.52% | +0.18% | 100.38% | 99.67% | +0.71% |
Past months
Browse historical Salem reports — each month's snapshot stays at its own permanent URL.
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.