Market analytics · April 2026 archive
Santa Clara, 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
Santa Clara closings slow down even as spring foot traffic picks up
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In April 2026, the median days-on-market in Santa Clara climbed to 35 days — more than double March's 15-day median — signaling that the brief burst of quick closings in early spring has given way to a more deliberate pace. Twelve homes closed in April, up from 7 in April 2025, but the sale-to-list ratio slipped to 97.73% from 100.17% a year ago, meaning buyers are consistently negotiating below asking price where they weren't before. Active inventory reached 64 homes, compared to 35 in April 2025, giving shoppers a wider selection but also giving sellers more competition to contend with.
Market pulse
Median days-on-market in Santa Clara has been anything but stable over the past six months: it ran as high as 98 days in January 2026, compressed sharply to 15 days in March as spring demand arrived, then rebounded to 35 days in April as inventory built and buyer urgency eased. Active listings climbed from 30 in December to 32 in January, then jumped to 51 in February and 52 in March before reaching 64 in April — a steady accumulation that is outpacing the rate of closings. The sale-to-list ratio has held in a narrow band of 96–99% since October 2025, suggesting sellers are pricing with some flexibility but not capitulating; April's 97.73% is consistent with that range. Sold volume of 12 in April is above the prior 12-month average of 9 closings per month, so demand is present — it's just moving more carefully than it did in March.
Mortgage context
The 30-year fixed rate now sits at 6.625%, up 0.375 percentage points over the past 30 days from 6.25%, and has climbed 0.43 pp from February's monthly average of 6.19% — the low point of the past six months. That trajectory matters in Santa Clara, where the median sale price puts a conforming loan squarely in the range where each rate tick translates to a meaningful monthly payment increase. Jumbo financing, relevant for the Entrada and Arcadia Vacation Resort price tier, carries an even steeper 7.375%, which is likely contributing to the longer days-on-market seen in the over-$700K band.
Payment math
On a median-priced home today, P&I lands at $2,825/mo at 6.625% — $108/mo more than 30 days ago at 6.25%, and $126/mo above the February low when rates averaged 6.19% and P&I would have been $2,699.
If you're buying
With 64 active listings and a median DOM of 35 days, buyers in Santa Clara have real negotiating room — target homes past 45 days on market, where the sale-to-list ratio on comparable properties has been running closer to 96–97% rather than the headline 97.73%. The $400K–$700K band, which produced 9 of April's 12 closings with a median sale of $515,000, is where the most activity is concentrated; neighborhoods like Heritage Pointe and Pioneer Pointe are closing in this range and worth prioritizing for value relative to the Entrada or Arcadia tiers. If you're eyeing the over-$700K segment — including properties near the Point at Snow Canyon bench — note that the jumbo rate of 7.375% adds roughly $200–$300/mo to payment estimates versus a conforming loan at 6.625%, so run the numbers carefully before stretching into that tier.
If you're selling
With 11 of 12 April closings coming in below list price and DOM doubling from March to April, pricing at or above last spring's comps is a strategy that will cost you time. Sellers in Santa Clara Heights, Country Lane Estates South, and similar mid-range neighborhoods should price 1–2% below recent closed comps to stand out in a 64-listing pool — homes that priced aggressively in March (median DOM of 5 days in the $400K–$700K band) are a better benchmark than the slower-moving inventory from late 2025. Condition and presentation matter more now: with buyers having options and rates at 6.625%, anything that requires immediate work will sit, as the 269-day DOM on the Arcadia Vacation Resort listing in April illustrates.
Outlook
Over the next 60–90 days, Santa Clara's inventory is likely to keep building as new listings continue to arrive — 23 came on in April alone — while the rate environment at 6.625% (and rising) constrains the buyer pool, particularly for move-up and second-home purchasers who drive much of this market's volume. Seasonal red-rock hiking traffic in Washington County brings out-of-state visitors who sometimes convert to buyers, but that pipeline tends to close slowly, and with rates up 0.43 pp since February, the affordability math has shifted enough to push some of those prospects toward St George or Hurricane where price points are lower. Sellers who list in May and June with realistic pricing should still find buyers, but the days of sub-30-day closings at or above list price appear to be behind this spring cycle.
Watch for
If the 30-year fixed rate crosses 7% before summer, expect Santa Clara's months-of-supply to push past 7 and median DOM to extend back toward the 60–80 day range seen in mid-2025, particularly in the over-$700K segment where jumbo rates would approach 7.75%.
"Santa Clara's spring reset: more listings, longer waits, and a rate headwind that's reshaping buyer math."
Common questions about Santa Clara this month
Is Santa Clara a buyer's or seller's market in April 2026? ▾
April 2026 leans toward buyers. With 64 active listings, a median DOM of 35 days, and 11 of 12 closings coming in below list price, buyers have negotiating leverage that wasn't present a year ago when the sale-to-list ratio was 100.17%. That said, well-priced homes in the $400K–$700K range are still moving within 30–40 days, so it's not a soft market across the board.
How are rising mortgage rates affecting Santa Clara home prices? ▾
The 30-year rate has climbed from 6.19% in February to 6.625% today, adding $126/mo in P&I on a median-priced home compared to the February low. That shift is most visible in the over-$700K segment, where jumbo financing at 7.375% applies and days-on-market for that band ran 34 days in April — slower than the sub-$700K tier. The median sale price of $551,450 in April is down from $749,000 in April 2025, though the mix of closings (more activity in the $400K–$700K band) is a factor in that comparison.
What neighborhoods in Santa Clara are selling fastest right now? ▾
In April 2026, Heritage Pointe posted a median DOM of just 15 days with a median sale of $487,400, making it one of the faster-moving pockets. Pioneer Pointe closed 2 homes at a median of $599,950 but took 43 days. Country Lane Estates South and the Vineyards subdivision are also active, though the Arcadia Vacation Resort listing sat 269 days before closing — a reminder that the luxury and vacation-rental tier moves on a very different timeline.
How does Santa Clara compare to nearby St George for buyers right now? ▾
Santa Clara is a smaller, quieter market than St George with fewer closings per month (12 in April vs. St George's much higher volume), but it offers proximity to Snow Canyon State Park and the Entrada corridor for buyers who prioritize that setting. Inventory in Santa Clara has grown to 64 active listings, giving buyers more options than the tight conditions of a year ago. Buyers priced out of Santa Clara's over-$700K segment may find better value in St George or Hurricane, where the price-per-square-foot on comparable homes can be lower.
Should I wait to buy in Santa Clara, or act now given current rates? ▾
The data doesn't support a 'rates are about to drop' thesis — the 30-year has risen 0.43 pp since February and is now at 6.625%. Waiting for a rate decline while inventory builds could mean more choices but also higher monthly costs if rates move further. Buyers who find a well-priced home in the $400K–$700K range — where most of the market activity is concentrated — and can negotiate from the current 97.73% sale-to-list baseline are in a reasonable position; the risk is that a further rate increase adds another $100+/mo before a purchase closes.
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
11 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 31 · 25th percentile 16 · 75th percentile 48
Needed a price change
Sold listings that had a recorded price change before close
1 of 11 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. Heritage Pointe 3 sold · $486K · 22d
- 2. Pioneer Pointe 2 sold · $600K · 43d
- 3. Santa Clara Heights 2 sold · $495K · 46d
- 4. Vineyards 1 sold · $1,494K · 31d
- 5. Arcadia Vacation Resort 1 sold · $1,075K · 269d
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 | 11 | 7 | +57.14% | 37 | 22 | +68.18% |
| Median Sale Price | $527,900 | $749,000 | -29.52% | $569,808 | $790,795 | -27.94% |
| Median DOM | 31 | 27 | +14.81% | 41 | 59 | -30.51% |
| Sale-to-List Ratio | 97.68% | 100.17% | -2.49% | 97.92% | 98.92% | -1.01% |
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.