Market analytics
Sandy, 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
Sandy closings hit 1-day median as inventory builds and buyers gain room to negotiate.
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The most striking number out of Sandy's June 2026 data isn't the price — it's the speed. The median days on market fell to just 1 day, down from 12 in May and 10 in April, meaning the homes that did sell in June moved almost immediately after hitting the market. But that headline figure comes with an important asterisk: only 56 homes closed in June, compared to 93 in June 2025 — a 40% drop in volume year over year. The homes that sold, sold fast; the homes that didn't sell are sitting in a growing pool of 332 active listings, up from 205 a year ago.
Market pulse
The six-month arc of days on market in Sandy tells a story of two very different markets. The median ran 54 days in January, eased to 47 in February, then compressed sharply to 17 in March, 10 in April, and 12 in May before landing at 1 day in June — but that 1-day figure reflects a smaller, more selective pool of closings rather than a uniform market-wide sprint. Active inventory, meanwhile, has climbed steadily: 153 homes in January, 169 in February, 195 in March, 228 in April, 256 in May, and 332 in June. The sale-to-list ratio slipped to 97.83% in June from 98.94% in May and 99.18% in April, the clearest sign yet that sellers are accepting more negotiation. At June's pace of 56 closings, it would take roughly six months to work through the current inventory — a meaningful shift from the two-to-three-month range that defined Sandy's market from August 2025 through May 2026.
Mortgage context
The 30-year fixed rate in Sandy's market now sits at 6.75%, up 0.125 percentage points over the past 30 days from 6.625%, and up from a six-month low of 6.19% in February. That steady climb since February has added real dollars to monthly payments, and at current rates some buyers who qualified comfortably in early spring are finding the math tighter heading into summer. FHA financing at 6.25% and VA loans at 6.375% are meaningfully cheaper than the conventional rate, and buyers who qualify for either program have a measurable edge in this market.
Payment math
At $667,000 — Sandy's June median — a buyer putting 20% down carries a monthly principal-and-interest payment of $3,463 at today's 6.75% rate; that's $44 more per month than 30 days ago when the rate was 6.625%, and $196 above the February low when rates averaged 6.19% and the same purchase would have run $3,267 a month.
If you're buying
Target homes that have been listed more than 30 days — with 332 active listings and only 56 closings in June, there is a growing layer of inventory that hasn't found a buyer, and the 97.83% sale-to-list ratio suggests sellers in that group are negotiating. In neighborhoods like White City and Sandy Heights, where entry-level and mid-range homes tend to cluster in the $550,000–$660,000 range, look for listings with prior price reductions (13 of June's 56 closings involved a price cut before going under contract) as a signal that the seller is motivated. If you're financing with a VA or FHA loan, the rate gap versus conventional — roughly 0.375 to 0.5 percentage points — is wide enough right now to meaningfully affect your monthly payment and your offer competitiveness on homes priced under $700,000.
If you're selling
With 332 active listings competing for 56 buyers in June, pricing to last spring's sale-to-list ratios near 99% will leave your home sitting — the market has shifted to 97.83% and is still moving in buyers' favor. Homes in the Pepperwood and Willow Creek corridor that are priced above $1 million need to be in genuinely differentiated condition to move quickly; the luxury segment saw only 23 closings above $700,000 in June versus 47 in May. If you're in the $575,000–$700,000 range in areas like Tate or the Dimple Dell bench, price at or just below recent comparable sales and be prepared to negotiate on closing costs — that combination is what's getting deals done in this inventory environment.
Outlook
Sandy heads into July and August with more supply than it has seen in over a year and a rate environment that continues to press upward — the 30-year has moved from 6.19% in February to 6.75% today, and that 0.56-percentage-point climb has meaningfully reduced the pool of pre-approved buyers. Seasonally, summer in Salt Lake County typically sustains listing activity through August before new inventory tapers in September, so sellers who don't find a buyer by late August may face a slower fall market with even more competition. Buyers who can act in July have more choices and more negotiating room than at any point in the past year, but the rate trajectory means waiting for a better rate environment carries its own cost.
Watch for
At the current pace of new listings running above 140 per month while closings sit near 56, active inventory in Sandy could cross 400 homes by September — a level that would likely push the sale-to-list ratio into the mid-96% range and extend median days on market back toward the 20-to-30-day territory seen last fall.
"June's split personality: the fastest closings of the year, but fewer of them — and sellers are starting to feel it."
Common questions about Sandy this month
Is Sandy a buyer's or seller's market in June 2026? ▾
It's shifting toward buyers. With 332 active listings and only 56 closings in June, there's roughly six months of supply on the market — well above the two-to-three-month range that defined Sandy from fall 2025 through spring 2026. The sale-to-list ratio has dropped to 97.83%, meaning the average home is selling about 2.2% below its asking price, which gives buyers real room to negotiate.
Why did so few homes close in Sandy in June if days on market dropped to 1 day? ▾
The 1-day median reflects the homes that did sell — those were well-priced, move-in-ready properties that attracted immediate offers. The broader picture is that 332 homes were active and only 56 closed, meaning a large share of listings simply didn't find buyers. The speed stat and the volume stat are telling two different stories about the same month.
How much has the monthly payment on a Sandy home increased since earlier this year? ▾
On a $667,000 home with 20% down, the monthly principal-and-interest payment is $3,463 at today's 6.75% rate. Back in February, when rates averaged 6.19%, that same purchase would have cost $3,267 a month — a difference of $196 per month, or about $2,350 per year. The rate has climbed 0.56 percentage points since that February low.
Are homes in Pepperwood and Willow Creek still selling quickly? ▾
Pepperwood had 4 closings in June with a median of 0 days on market, suggesting those specific sales were pre-arranged or moved extremely fast — but at a median sale price of $1,782,353, that segment is thin and each sale can skew the numbers significantly. Willow Creek had no closings in June's top subdivisions after posting 3 closings in both April and May. At the luxury level above $700,000, June saw only 23 closings compared to 47 in May, so the upper tier has cooled noticeably.
Should I wait to buy in Sandy, or is now a reasonable time to move? ▾
Waiting carries a rate risk — the 30-year has climbed from 6.19% in February to 6.75% today, and there's no clear signal it will reverse soon. What buyers do have right now is more inventory and more negotiating leverage than at any point in the past year: 332 active listings, a sale-to-list ratio below 98%, and 13 of June's 56 closings involving a prior price cut. Buyers who are financially ready and targeting neighborhoods like White City or Sandy Heights in the $575,000–$675,000 range are in a better negotiating position today than they were in March or April.
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
59 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 15
Needed a price change
Sold listings that had a recorded price change before close
14 of 59 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. Pepperwood 4 sold · $1,782K · 0d
- 2. Tate 4 sold · $675K · 5d
- 3. Sandy Heights 2 sold · $658K · 2d
- 4. White City 2 sold · $605K · 0d
- 5. East Town Village Ph 2 2 sold · $335K · 5d
June 2026 by property type
How each housing type performed last month — 56 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 59 | 93 | -36.56% | 427 | 480 | -11.04% |
| Median Sale Price | $669,900 | $649,998 | +3.06% | $645,633 | $637,999 | +1.20% |
| Median DOM | — | 12 | — | 20 | 19 | +5.26% |
| Sale-to-List Ratio | 97.78% | 98.93% | -1.16% | 98.73% | 99.00% | -0.27% |
Past months
Browse historical Sandy 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.