Market analytics · June 2026 archive
Smithfield, 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
Smithfield's fastest closings in months arrive with fewer buyers at the table.
Get this report emailed every month
✓ You're in — see you next month.
The most striking number out of Smithfield's June 2026 market isn't a price — it's how fast the homes that did sell moved. Median days on market fell to 10 in June, down from 20 in May and 18 in April, meaning the homes that found buyers in June found them almost immediately. That speed, however, came alongside only 11 closings — well below the 29 recorded in June 2025 and below the monthly average of 20 closings over the prior 12 months — so the quick pace reflects a thin, selective pool of motivated buyers rather than broad demand. Active inventory, meanwhile, climbed to 106 homes, up from 90 in both April and May and from 75 a year ago.
Market pulse
Median days on market in Smithfield has been anything but steady over the past six months: it sat at 9 days in January, stretched to 75 days in February and 74 days in March as winter listings lingered, then compressed sharply to 18 days in April before edging to 20 in May and dropping further to 10 in June. The sale-to-list ratio tells a complementary story — it crossed 100% in June at 100.25%, meaning the homes that sold actually fetched slightly above their asking prices on average, a notable shift from May's 98.06%. Active inventory has been building steadily since February's 76 homes, reaching 87 in March, holding at 90 through April and May, and climbing to 106 in June, even as new listings (32 in June) have stayed roughly in line with recent months. The combination of fast-closing homes and growing overall inventory suggests the market is splitting: well-priced, move-in-ready homes in communities like Golden Forest and Village at Fox Meadows are moving quickly, while other listings are accumulating on the shelf.
Mortgage context
The 30-year fixed rate has climbed to 6.75% as of early July, up 0.125 percentage points from 6.625% thirty days ago and up 0.56 percentage points from February's monthly average of 6.19% — the low point of the past seven months. That February-to-now climb has added real cost for Cache Valley buyers: the monthly principal-and-interest payment on a median-priced Smithfield home has risen $157 since February's rate low. For buyers who qualify, FHA at 6.25% and VA at 6.375% offer meaningful relief compared to the conventional rate, and those programs are worth exploring given Smithfield's proximity to Utah State University employment and the Logan-area workforce.
Payment math
At $532,000 — the approximate median for homes that closed in Smithfield in June — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,759 at today's 6.75% rate; that's $35 more per month than 30 days ago when the rate stood at 6.625%, and $157 above the February low when rates averaged 6.19% and the same home would have cost $2,602 a month.
If you're buying
With 11 closings against 106 active listings, Smithfield carries more standing inventory than it has at any point in the past year — target homes that have been listed more than 45 days, where sellers are more likely to negotiate and where the sale-to-list ratio on comparable recent sales has run closer to 97–98% rather than the 100%+ seen on fresh listings. The $400,000–$700,000 band, which accounted for 9 of June's 11 closings and includes active inventory in Smithfield Ridges and Birch Creek Meadows, is where the most realistic negotiating room exists right now. If you're comparing Smithfield to Logan or North Logan, note that Smithfield's inventory depth currently gives you more options without the commute penalty.
If you're selling
The homes that sold in June moved fast — median 10 days — but only 11 homes sold total, which means pricing precision matters more than ever. List at or just below recent comparable sales in your subdivision: the homes that cleared at 100.25% of list were almost certainly priced correctly from day one, not priced high and reduced. If your home is in Golden Forest or Village at Fox Meadows, lean on those communities' track records of consistent activity; if you're in a less-trafficked part of Smithfield, budget for a longer timeline and consider whether warm-weather staging and curb appeal improvements — June's 75–95°F showing weather works in your favor — can help you stand out against 106 competing listings.
Outlook
Over the next 60–90 days, Smithfield's market faces two countervailing forces: summer is historically the most active showing season in Cache Valley, which should support buyer traffic, but rates at 6.75% and climbing are compressing the pool of qualified buyers, particularly for homes above $550,000. If active inventory continues building at its current pace — it has grown by roughly 16 homes since April — sellers who aren't priced competitively will find themselves competing against an increasingly crowded field by August. Buyers who can act in July and early August may find more negotiating room than the June sale-to-list ratio suggests, especially on listings that have been sitting since the spring rush.
Watch for
At the current pace of new listings (averaging about 32 per month since April) against a closing rate of 11–22 per month, active inventory could reach 130 or more homes by September — a level that would likely push the sale-to-list ratio back toward the 97–98% range and extend median days on market well past the current 10-day reading.
"Quick contracts, thin volume, rising inventory — Smithfield's June split the difference between speed and depth."
Common questions about Smithfield this month
Is Smithfield a buyer's or seller's market in June 2026? ▾
It's genuinely mixed. The homes that sold in June moved in a median of 10 days and averaged above asking price — seller-friendly signals. But with 106 active listings and only 11 closings, there's far more supply than demand, which gives buyers real leverage on homes that have been sitting. The market is effectively split between fresh, well-priced listings and a growing backlog of slower-moving inventory.
Why did so few homes close in Smithfield in June compared to last year? ▾
June 2025 saw 29 closings; June 2026 had just 11. The most likely explanation is a combination of higher mortgage rates — the 30-year has climbed from around 6.19% in February to 6.75% today — and a buyer pool that has grown more selective. Closings have been running below the prior-year pace since spring, and the pattern is consistent with what's happening across Cache Valley as affordability tightens.
Are home prices rising or falling in Smithfield right now? ▾
With only 11 closings in June, the median sale price of $531,630 should be read cautiously — a small sample can swing significantly based on which homes happen to close. Of the homes that did close, 9 were in the $400,000–$700,000 range with a median of $531,630, and one sale in Vistas at Dry Canyon closed at $1,210,000, pulling the average higher. The data doesn't support a clean trend claim on price direction this month.
Which Smithfield neighborhoods are selling fastest right now? ▾
Golden Forest has been the most consistently active community over the past several months, with 3 closings in June at a median of $469,900 and a median of 0 days on market — meaning those homes went under contract before or immediately upon listing. Village at Fox Meadows also saw two closings at 0 days on market. Smithfield Ridges had one closing but at 44 days on market, suggesting that higher-priced inventory there is taking longer to move.
How does Smithfield compare to Logan for buyers right now? ▾
Smithfield offers more active inventory per closing than Logan typically does, which translates to more negotiating room for buyers willing to be patient. The trade-off is that Smithfield's median price point for June closings ran above $530,000, so buyers with tighter budgets may find more sub-$400,000 options in Logan or North Logan. The USU employment corridor and I-89/US-91 commute access make Smithfield attractive for buyers who want Cache Valley character with slightly more space than downtown Logan provides.
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
11 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 10 · 25th percentile 0 · 75th percentile 28
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. Golden Forest 3 sold · $470K · 0d
- 2. Vistas At Dry Canyon 1 sold · $1,210K · 11d
- 3. Smithfield Ridges 1 sold · $698K · 44d
- 4. Village At Fox Meadows 1 sold · $567K · 0d
- 5. Village @ Fox Meadow 1 sold · $538K · 0d
June 2026 by property type
How each housing type performed last month — 10 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 11 | 29 | -62.07% | 105 | 114 | -7.89% |
| Median Sale Price | $531,630 | $475,000 | +11.92% | $459,834 | $450,128 | +2.16% |
| Median DOM | 10 | 32 | -68.75% | 38 | 44 | -13.64% |
| Sale-to-List Ratio | 100.25% | 99.18% | +1.08% | 98.78% | 99.07% | -0.29% |
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.