Market analytics
South Ogden, 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
South Ogden closings accelerate in April as median days on market drops to 22
The clearest story in South Ogden's April 2026 market is speed: the median days on market fell to 22, down from 29 in March and well below the 42 recorded in April 2025. That acceleration came even as the 30-year rate climbed back above 6.6%, suggesting that buyers who have been waiting out the winter are now moving with conviction. Active inventory held nearly flat at 57 homes — essentially unchanged from 56 in March and 57 a year ago — so the faster pace reflects genuine demand compression, not a supply squeeze.
Market pulse
Median days on market in South Ogden traced a notable arc over the past six months: 53 days in November, 55 in December, 39 in January, 42 in February, then a sharp drop to 29 in March and 22 in April — the fastest pace in this six-month run. The sale-to-list ratio settled at 99.3% in April, down from February's 101.06% but still healthy; notably, 10 of 22 closings landed exactly at list price, suggesting sellers are pricing accurately rather than leaving room to negotiate. Closed volume came in at 22 homes, slightly below March's 26 but in line with the prior 12-month average of 20. Active inventory has been remarkably stable, ranging from 52 to 66 homes since last spring, which means the speed-up in April reflects buyer urgency rather than a thinning of available supply.
Mortgage context
The 30-year fixed rate now sits at 6.625%, up 0.375 points over the past 30 days from 6.25% thirty days ago, and 0.43 percentage points above February's monthly average of 6.19% — the low point of the past six months. After a brief dip to 6.19% in February, rates climbed to 6.48% in March and 6.42% as an April average before the current spot rate pushed higher still, erasing most of the winter affordability window. For South Ogden buyers, that trajectory means the payment math has tightened meaningfully since early spring.
Payment math
On a median-priced home today, P&I lands at $2,292/mo at 6.625% — $88/mo more than 30 days ago at 6.25%, and $102/mo above the February low when rates averaged 6.19% and P&I would have been $2,190.
If you're buying
Target homes that have been sitting past 60 days — the Uintah Highlands listing that closed in April had 276 days on market before finding a buyer at $690,500, and stale inventory in the $400K–$700K band is where negotiating room exists. With 10 of 22 April closings landing at exactly list price, well-priced homes in established neighborhoods like Shadow Valley Estates and Oak Wood Hills are not discounting, so bring a clean offer on those; save your price-reduction asks for the outliers. FHA rates at 6.0% and VA rates at 6.25% offer meaningful savings over the conventional 6.625% for qualifying buyers — worth running the numbers before assuming conventional is the only path.
If you're selling
April's 22-day median DOM is working in your favor, but only if you price to the current market: the median list price and median sale price both landed at $450,000 in April, meaning sellers who priced accurately closed quickly while the one home in Uintah Highlands that sat 276 days is a cautionary example of what overpricing costs. Homes in the $400K–$700K band — the most active segment with 12 of 22 closings — are seeing a median sale of $519,000, so if your home fits that range and is in good condition, you have pricing support. Prep matters more than timing right now: with the p25 DOM at just 5 days, the best-presented homes in neighborhoods like Main Point South and Highlands Bluff Estates are moving in under a week.
Outlook
Over the next 60–90 days, South Ogden's spring momentum should carry into May and June as the shoulder-season inventory build typical of Weber County's northern Utah market plays out — new listings have averaged 22–27 per month since January, and that pace is likely to continue. The risk is on the rate side: the 30-year is already at 6.625% and the May monthly average is tracking at 6.51%, meaning buyers are absorbing a payment that is $102/mo higher than February's low. If rates stabilize near current levels, expect DOM to tick back up modestly toward the 25–30 day range as some buyers recalibrate budgets; if rates ease, the current pace could hold. Buyers priced out of Ogden's tighter core inventory may increasingly look at South Ogden as a relative-value alternative, which could sustain demand even if the broader Weber County market softens.
Watch for
If the 30-year rate crosses 7.0%, expect South Ogden's median DOM to climb back above 40 days and the sale-to-list ratio to slip below 98%, as the $2,400-plus monthly P&I on a median-priced home would push a meaningful share of move-up buyers to the sidelines.
"South Ogden's spring tempo: homes moving faster even as borrowing costs climb back toward 6.6%"
Common questions about South Ogden this month
Is South Ogden a buyer's or seller's market in April 2026? ▾
It's a mild seller's market, but not an extreme one. The median home closed in 22 days at 99.3% of list price, and 10 of 22 sales landed exactly at asking — sellers who price correctly are getting full price quickly. However, active inventory at 57 homes gives buyers more options than a year ago when only 41 homes were active, so overpriced listings do sit.
Why did homes sell faster in April 2026 than in April 2025? ▾
Median DOM fell to 22 days in April 2026 versus 42 days in April 2025 — a 48% improvement in pace. The most likely driver is pent-up demand from buyers who paused during the winter rate spike; February's dip to 6.19% rates brought many back to the table, and that momentum carried into spring even as rates climbed back above 6.6%. The mix of homes sold also shifted, with fewer high-DOM outliers dragging the median up.
What price range is moving fastest in South Ogden right now? ▾
The under-$400K band had a median DOM of 20 days in April, and the $400K–$700K band came in at 25 days — both well below the winter averages. The single closing above $700K (Highlands Bluff Estates at $960,000) moved in just 4 days, though one data point in that segment isn't a reliable trend. For most buyers, the $400K–$700K range is where the most activity and the most competition is concentrated.
How much does the current mortgage rate affect my monthly payment on a South Ogden home? ▾
At today's 6.625% rate, the principal-and-interest payment on a median-priced South Ogden home runs $2,292/month. That's $88/month more than 30 days ago when rates were at 6.25%, and $102/month above February's low when rates averaged 6.19% and P&I would have been $2,190. VA-eligible buyers can access a 6.25% rate, which closes most of that gap.
Are there neighborhoods in South Ogden where sellers are still getting above asking price? ▾
In April 2026, only 4 of 22 closings sold above list price — down from 9 in April 2025. The above-list activity has largely moved to well-priced, move-in-ready homes; February saw 6 of 17 closings go above list at an average sale-to-list of 101.06%, but that window has narrowed. Neighborhoods like Main Point South and Shadow Valley Estates, where homes are priced close to market, are seeing the cleanest transactions, while outliers priced above comparable sales are sitting.
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
22 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 22 · 25th percentile 5 · 75th percentile 63
Needed a price change
Sold listings that had a recorded price change before close
0 of 22 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. Highlands Bluff Estates 1 sold · $960K · 4d
- 2. Uintah Highlands 1 sold · $691K · 276d
- 3. Shadow Valley Estates 1 sold · $685K · 23d
- 4. Oak Wood Hills 1 sold · $560K · 27d
- 5. Main Point South 1 sold · $550K · 9d
April 2026 by property type
How each housing type performed last month — 20 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 22 | 26 | -15.38% | 82 | 77 | +6.49% |
| Median Sale Price | $447,500 | $452,500 | -1.10% | $405,748 | $430,936 | -5.84% |
| Median DOM | 22 | 42 | -47.62% | 32 | 32 | 0.00% |
| Sale-to-List Ratio | 99.30% | 99.37% | -0.07% | 99.19% | 98.89% | +0.30% |
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.