Market analytics · June 2026 archive
Tooele, 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
Tooele closings slow in June as buyers gain room to negotiate on price
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The defining shift in Tooele's June 2026 market is how quickly homes moved once they went under contract — with the median days on market recorded at zero, meaning the homes that did close had largely been under contract before the month even opened. That speed-to-close figure is a data artifact of timing, not a sign of a frenzied market: only 47 homes closed in June, down sharply from 71 in May and well below the 70 closings recorded in June 2025. Active inventory climbed to 215 homes — up from 198 in May and 39% above the 155 active listings Tooele carried in June a year ago — giving buyers more choices and more leverage than they've had in over a year.
Market pulse
Closed sales in Tooele traced a clear arc over the past six months: 44 in January, 65 in February, 66 in March, 59 in April, 71 in May, then 47 in June — a meaningful pullback after the spring peak. The sale-to-list ratio edged down to 98.61% in June from 98.73% in May and 99.38% in April, a gradual softening that reflects sellers adjusting rather than capitulating. Notably, 24 of June's 47 closings settled below list price, compared to 32 of 71 in May — a similar share, but the absolute count of below-list deals is now a larger fraction of a smaller pool. Active inventory has grown from 193 in February to 215 in June, while new listings came in at 66 — a modest intake that keeps supply building slowly rather than rapidly.
Mortgage context
The 30-year fixed rate reached 6.75% as of early July, up 0.125 percentage points over the past 30 days from 6.625%, and has climbed steadily since February's monthly average of 6.19%. That half-point rise since February has added real weight to monthly payments, and for buyers stretching to reach Tooele's entry-level price band — often Salt Lake County households priced out of South Jordan or West Valley City — the difference is meaningful enough to slow decisions. FHA financing at 6.25% and VA loans at 6.375% remain the more accessible paths for first-time and military buyers connected to the Tooele Army Depot and nearby communities.
Payment math
At $405,000 — Tooele's June median — a buyer putting 20% down carries a monthly principal-and-interest payment of $2,101 at today's 6.75% rate, which is $27 more than the same loan would have cost 30 days ago at 6.625%, and $119 above the February low when rates averaged 6.19% and that payment would have been $1,982.
If you're buying
With 215 active listings and only 47 closings in June, Tooele is carrying more than four months of supply at the current pace — enough that buyers can afford to be selective. Target homes in the Copper Canyon and Eastland Estates areas that have been listed more than 45 days; the sale-to-list ratio on those properties is running closer to 97-98%, and 17 of June's 47 closings involved a seller who had already cut their price at least once. In the $400,000–$700,000 band, where 27 of 47 closings landed, the median sale price came in at $441,000 — use recent comparable sales in Vista Meadows and Canyon Rim Estates to anchor your offer rather than the list price, which is running about $35,000 above where deals are actually closing.
If you're selling
The gap between median list price ($439,990) and median sale price ($405,000) in June tells the story plainly: homes priced to last spring's expectations are sitting while correctly priced homes are moving. Sellers in Western Acres and similar entry-level pockets should price within 2-3% of what comparable homes actually closed for in May and June — not what they were listed at. With 17 of 47 June closings involving a price reduction before contract, getting the price right at launch is more important than leaving room to negotiate down.
Outlook
Tooele typically sees closing volume hold through July before easing into August, but with rates at 6.75% and inventory at 215 active homes, the market is more balanced than it was a year ago and sellers will need to stay realistic on price to compete. If the 30-year rate holds near current levels or drifts higher, the buyer pool drawing from Salt Lake County overflow — households willing to trade the I-80 commute for affordability — will continue to thin at the upper end of Tooele's price range. The under-$400,000 segment, where 20 closings landed in June at a median of $344,000, remains the most active part of the market and is likely to stay that way through summer.
Watch for
At the current pace of roughly 47-55 closings per month against 215 active listings, months of supply drifts toward 5 or beyond by late summer if new listing intake stays above 65 per month — which would push the sale-to-list ratio toward the low 97% range and give buyers even more room on price.
"Fewer closings, more inventory, and sellers finally meeting buyers where they are — Tooele's June reset."
Common questions about Tooele this month
Is Tooele a buyer's or seller's market in June 2026? ▾
Tooele has shifted toward buyer-friendly conditions. With 215 active listings and only 47 closings in June, there's roughly 4.6 months of supply — enough that buyers can negotiate. The median sale price came in $34,990 below the median list price, and 24 of 47 closings settled below asking.
Why did Tooele home sales drop so much from May to June? ▾
June's 47 closings compare to 71 in May, a drop of 34%. Some of this reflects normal seasonal timing — homes that went under contract in late May close in June or July, and the pipeline simply ran lighter. The broader context is that rising mortgage rates, now at 6.75%, have slowed the pace at which new buyers are committing, particularly in the $400,000-and-up range.
Are home prices falling in Tooele? ▾
The June median sale price of $405,000 is down from $420,000 in May and below the $444,995 recorded in June 2025, but the sample of 47 closings is smaller than usual, which can move the median. What's clearer is that sellers are pricing above where buyers are willing to close — the median list price was $439,990 while the median sale price was $405,000 — so effective transaction prices are running below asking.
What neighborhoods are selling fastest in Tooele right now? ▾
Western Acres led June with 7 closings at a median sale price of $350,000, and those homes recorded a median days on market of zero — meaning they were already under contract when the month began. Vista Meadows also moved quickly at the contract stage, though Copper Canyon and Canyon Rim Estates showed longer timelines of 56 and 76 days respectively, reflecting the slower pace for higher-priced listings.
How much does the mortgage rate affect a Tooele home purchase right now? ▾
At Tooele's June median of $405,000 with 20% down, the monthly principal-and-interest payment is $2,101 at 6.75%. That's $119 more per month than buyers were paying in February when rates averaged 6.19% — a difference of about $1,428 per year. FHA loans at 6.25% can reduce that gap for qualifying buyers, and VA financing at 6.375% is available for those connected to the Tooele Army Depot or other military service.
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
52 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 28
Needed a price change
Sold listings that had a recorded price change before close
20 of 52 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. Western Acres 7 sold · $350K · 0d
- 2. Vista Meadows 2 sold · $485K · 0d
- 3. Copper Canyon 2 sold · $473K · 56d
- 4. Overlake Estates 2 sold · $387K · 17d
- 5. Canyon Rim Estates 1 sold · $573K · 76d
June 2026 by property type
How each housing type performed last month — 49 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 52 | 70 | -25.71% | 357 | 383 | -6.79% |
| Median Sale Price | $400,000 | $444,995 | -10.11% | $416,039 | $415,768 | +0.07% |
| Median DOM | — | 30 | — | 37 | 35 | +5.71% |
| Sale-to-List Ratio | 98.80% | 99.57% | -0.77% | 99.04% | 99.68% | -0.64% |
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.