Market analytics · June 2026 archive
Saratoga Springs, 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
Saratoga Springs closings turned nearly instant in June — but rising rates are trimming the buyer field.
Get this report emailed every month
✓ You're in — see you next month.
The standout number in Saratoga Springs in June 2026 is how fast homes moved off the market: the median days on market landed at zero — meaning more than half of all closings went under contract the same day they were listed, a dramatic shift from May's 23-day median and April's 48 days. That speed came even as the 30-year mortgage rate climbed to 6.75%, its highest monthly average in this six-month run, and even as closings pulled back to 123 from May's 150. Compared to June 2025, when the median sat at 41 days and 152 homes closed, the market is moving faster but with fewer transactions — a split that tells a nuanced story about who is still buying and who has stepped back.
Market pulse
The days-on-market story in Saratoga Springs over the past six months has been anything but linear: the median stretched to 83 days in March, compressed to 48 in April, fell further to 23 in May, and then effectively reached zero in June — meaning the typical closing went under contract on or before its first full day on the market. Active inventory reached 602 homes in June, edging up from 576 in May and 591 in April, so the speed isn't a function of scarcity alone. The sale-to-list ratio held at 99.13% in June, down slightly from May's 99.3% and well below April's 100.22%, suggesting that while homes are moving fast, buyers are not routinely bidding above asking the way they were two months ago. Of the 123 closings in June, 62 sold below list price and only 23 sold above it — a distribution that points to a market where speed and price discipline are coexisting rather than competing.
Mortgage context
The 30-year fixed rate reached 6.75% in June 2026, up from 6.55% in May and well above February's monthly average of 6.19% — a climb of 0.56 percentage points from that recent low to today's spot rate of 6.75%. That trajectory has added real weight to monthly payments: a buyer financing a median-priced Saratoga Springs home today carries a meaningfully higher payment than one who locked in during February's rate window. FHA financing at 6.25% and VA loans at 6.375% remain the more accessible paths for buyers who qualify, and those programs are likely drawing more attention as conventional rates press higher.
Payment math
At $486,000 — the June median in Saratoga Springs — a buyer putting 20% down faces a monthly principal-and-interest payment of $2,521 at today's 6.75% rate, which is $32 more than the same calculation at 6.625% thirty days ago, and $143 above the February low when rates averaged 6.19% and that payment would have been $2,378.
If you're buying
With three-quarters of June closings in Saratoga Springs going under contract within 18 days of listing, preparation matters more than patience right now — buyers who aren't pre-approved and ready to move within 24 to 48 hours of a new listing are consistently losing out in communities like Wander and The Valley at Wildflower, where builder-adjacent inventory moves especially fast. That said, the 62 homes that closed below list price in June show there is room to negotiate on listings that have been sitting — target anything past 30 days on market, particularly in the Highridge area where longer-tenured inventory has historically accepted discounts. Buyers priced out of Saratoga Springs' $490,000 median might also look at neighboring Eagle Mountain or Lehi, where some price bands still offer more room to negotiate.
If you're selling
The zero-day median in June is genuinely favorable for sellers who price correctly from day one — homes in Saratoga Springs that launched at or just below the $490,000 to $520,000 range moved almost immediately, while the 62 that closed below list suggest overpriced listings still stall. Sellers in established communities like Brixton Park and Ridgehorne, where the over-$700,000 segment saw 21 closings at a median of $750,000, should price within 2% of recent comparable sales rather than anchoring to last spring's peak figures. With 55 of June's closings involving a prior price reduction, the cost of starting too high is visible in the data — a clean first-week offer is worth more than a price cut three weeks in.
Outlook
Over the next 60 to 90 days, Saratoga Springs is likely to see the same split dynamic: well-priced homes in active communities like Wander and The Valley at Wildflower will continue to move quickly, while listings that stretch into the upper price bands or carry condition issues will sit longer as the 6.75% rate environment keeps the buyer pool selective. Active inventory at 602 homes gives buyers more choices than they had a year ago when 518 were listed, which should keep the sale-to-list ratio from climbing back toward April's 100.22% peak. If rates hold near current levels through August, expect closings to stay in the 110–130 range per month — enough activity to sustain the market but not enough to push prices back toward May's $553,500 median.
Watch for
At the current pace of new listings running around 150 per month against 123 closings, active inventory in Saratoga Springs will likely cross 650 homes by late August — and if that happens alongside rates staying above 6.75%, the sale-to-list ratio probably drifts toward the mid-98% range, giving buyers meaningfully more negotiating room than they have today.
"June in Saratoga Springs: blink-and-it's-sold pace meets the steepest borrowing costs since last winter."
Common questions about Saratoga Springs this month
Is Saratoga Springs a buyer's or seller's market in June 2026? ▾
It's genuinely split. The zero-day median days on market and 99.13% sale-to-list ratio favor sellers on well-priced homes, but 62 of 123 closings went below list price and active inventory reached 602 homes — the most in several months. Buyers who are flexible on timing and prepared to move fast can still find negotiating room, especially on listings past 30 days.
Why are homes in Saratoga Springs selling so fast if the market is softening? ▾
The speed reflects how the market has split between correctly priced homes and overpriced ones. Builder-adjacent communities like Wander and The Valley at Wildflower, where new construction sets a clear price ceiling, tend to move almost immediately when resale homes are priced competitively. The 55 closings that involved a prior price reduction show that homes which launched too high did not share in that speed.
How much does the current mortgage rate affect a home purchase in Saratoga Springs? ▾
At June's median price of $485,900 with 20% down, the monthly principal-and-interest payment runs $2,521 at today's 6.75% rate. That's $143 more per month than a buyer would have paid in February when rates averaged 6.19% — a difference that adds up to over $1,700 per year and has pushed some buyers toward FHA financing (6.25%) or VA loans (6.375%) to reduce the monthly load.
What price range is moving fastest in Saratoga Springs right now? ▾
The $400,000–$700,000 band accounted for 77 of 123 June closings at a median sale price of $490,385, and the days-on-market data for that segment shows essentially immediate contract activity. The under-$400,000 range saw 25 closings at a median of $329,900, while the over-$700,000 segment — including Brixton Park homes near $749,900 — moved more selectively with only 21 closings.
How does June 2026 compare to June 2025 in Saratoga Springs? ▾
Closings fell from 152 in June 2025 to 123 in June 2026, a drop of about 19%, while the median sale price rose from $458,900 to $485,900 — roughly a 5.9% gain year over year. Active inventory grew from 518 to 602 homes, giving buyers more choices. The sale-to-list ratio improved from 98.56% to 99.13%, meaning sellers are capturing a slightly higher share of their asking price despite the slower volume.
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
139 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 18
Needed a price change
Sold listings that had a recorded price change before close
66 of 139 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. Highridge 28 sold · $401K · 0d
- 2. Wander 24 sold · $440K · 1d
- 3. The Valley At Wildflower 17 sold · $455K · 0d
- 4. Ridgehorne 9 sold · $490K · 0d
- 5. Brixton Park 7 sold · $750K · 0d
June 2026 by property type
How each housing type performed last month — 139 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 139 | 152 | -8.55% | 776 | 861 | -9.87% |
| Median Sale Price | $477,957 | $458,900 | +4.15% | $503,096 | $467,696 | +7.57% |
| Median DOM | — | 41 | — | 43 | 33 | +30.30% |
| Sale-to-List Ratio | 99.29% | 98.56% | +0.74% | 99.31% | 99.33% | -0.02% |
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.