Market analytics · April 2026 archive
Vineyard, 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
Vineyard closings nearly double in April as Waters Edge and Holdaway Fields lead the spring push.
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Closed sales in Vineyard jumped from 8 in March 2026 to 18 in April — a 125% month-over-month increase that marks the strongest closing pace since February and outpaces the prior April's 14 closings. That demand rebound arrived even as the 30-year fixed rate climbed and active inventory reached 58 homes, up from 48 in March and 35 in February. Compared to April 2025, Vineyard recorded 4 more closings this April while carrying 23 more active listings, a combination that gives buyers more options than they had a year ago without fully tipping the market in their favor.
Market pulse
After a very slow January — just 3 closings — Vineyard's transaction pace has recovered steadily: 15 in February, 8 in March, and 18 in April 2026. Days on market compressed sharply alongside that recovery; the median fell from 33 days in March to 23 days in April, and the 25th-percentile DOM dropped to just 7 days, meaning the fastest-moving homes are going under contract almost immediately. Active inventory has grown each month since January, reaching 58 homes in April from 35 in February and 48 in March, while new listings hit 30 in April — more than double March's 21 and the highest new-listing count in the six-month window. The sale-to-list ratio held at 99.06% in April, a slight dip from February's 99.79% but still indicating that most sellers are getting very close to their asking price.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 pp over the past 30 days from 6.25% — a move that adds real weight to monthly payments in a city where the median sale price is approaching $660,000. Rates have climbed 0.43 pp from February's monthly average of 6.19%, which was the softest borrowing cost in the past six months, and that trajectory is likely keeping some move-up buyers on the sideline. FHA at 6.00% and VA at 6.25% remain meaningfully cheaper than the conventional 30-year, which matters in Vineyard's under-$400K segment where 5 homes closed in April.
Payment math
On a median-priced home today, P&I lands at $3,375/mo at 6.625% — $130/mo more than 30 days ago at 6.25%, and $150/mo above the February low when rates averaged 6.19% and P&I would have been $3,225.
If you're buying
Target homes that have been sitting 30 days or more — in April, 8 of 18 closings went below list price, and the sale-to-list ratio on stale inventory tends to soften toward the 97–98% range seen in slower months. The $400K–$700K band is worth watching closely: those 5 April closings had a median DOM of just 7 days, so well-priced homes in communities like Windsor at Waters Edge or The Springs at Waters Edge are moving fast — get pre-approved and be ready to act within the first week of a new listing. If you're considering the under-$400K segment (Edgewater at Geneva, Lochs at Waters Edge), note that those homes averaged 46 days on market in April, giving you more room to negotiate.
If you're selling
With 58 active listings competing for buyers and rates at 6.625%, pricing discipline matters more than it did in early 2025 when inventory was tighter and rates were lower. Homes in Holdaway Fields and The Garden closed quickly in April (median DOM of 21 and 6 days respectively), suggesting that well-located, move-in-ready product still commands attention — but only 3 of 18 April closings went above list price, so pricing to last spring's 99.62% ratio without condition upgrades is a risk. If your home needs work, price 1–2% below the nearest comparable to avoid the 30-day stall that currently separates fast movers from the listings accumulating in the growing active pool.
Outlook
Over the next 60–90 days, Vineyard's inventory is likely to keep building as new construction permitting activity along the Utah Lake waterfront corridor continues to add supply alongside resale listings. If the 30-year rate holds above 6.5%, some buyers who were active in February — when rates briefly dipped to 6.19% — may pull back, which would put upward pressure on days on market and modest downward pressure on the sale-to-list ratio. Buyers relocating from American Fork or Lehi who are priced out of the Silicon Slopes corridor's upper price bands may continue to find Vineyard's $400K–$700K segment relatively accessible, but that window narrows if rates climb further into summer.
Watch for
If the 30-year fixed rate crosses 7.0%, expect Vineyard's months-of-supply to climb back toward the 5–6 month range, as the under-$700K buyer pool — which drove the majority of April's volume — is the most rate-sensitive segment in this market.
"Vineyard's spring rebound: closings nearly doubled in April while inventory built and rates climbed."
Common questions about Vineyard this month
Is Vineyard a buyer's or seller's market in April 2026? ▾
It's a transitional market leaning slightly toward sellers on well-priced homes but offering real leverage to buyers on anything sitting past 30 days. The absorption rate of 3.22 months and a 99.06% sale-to-list ratio both suggest sellers still hold a modest edge overall, but 8 of 18 closings went below list price in April — meaning roughly 44% of transactions involved some buyer negotiation. Buyers in the $400K–$700K band face the most competition, with a median DOM of just 7 days in that segment.
Why did Vineyard home prices appear lower in April 2026 than a year ago? ▾
The April 2026 median sale price of $658,950 is down from April 2025's $720,625, but the mix of homes that closed shifted significantly. In April 2025, 8 of 14 closings were in the over-$700K band; in April 2026, only 8 of 18 were above $700K while 5 closed under $400K — a heavier weighting toward lower-priced homes that pulls the median down even if individual price points haven't moved much. Holdaway Fields closings in April 2026 averaged over $1.4M, so the upper end of the market remains active.
How is the rate environment affecting Vineyard buyers right now? ▾
The 30-year fixed rate is at 6.625% as of late May 2026, up from a recent low of 6.19% in February. On a home at Vineyard's April median of roughly $659,000, that translates to a P&I payment of about $3,375/mo — $150/mo more than buyers were paying at February's rate. FHA (6.00%) and VA (6.25%) loans offer meaningful savings for eligible buyers, particularly in the under-$400K segment where communities like Edgewater at Geneva have seen activity.
Which Vineyard neighborhoods are selling fastest right now? ▾
In April 2026, The Garden led with a median DOM of just 6 days on 2 closings at a median of $701,500, while Holdaway Fields moved in 21 days at a median of $1,476,802. The Vineyard subdivision itself (the core townhome and entry-level area near Utah Lake) saw 3 closings at a median of $357,000 and 20 days on market. Homes in the Waters Edge master-planned communities — including Windsor at Waters Edge and The Springs at Waters Edge — have been consistent contributors to monthly volume throughout the past six months.
Is new construction competing with resale homes in Vineyard? ▾
Yes, and it's a meaningful factor. New listings jumped to 30 in April 2026 — more than double March's 21 — and Holdaway Fields, which includes builder-new product, appeared in the top closings for April, February, and multiple prior months. With 58 active listings on the market and new construction continuing along the Utah Lake waterfront corridor, resale sellers face direct competition from new homes, particularly in the $700K-plus range. Buyers comparing resale to new construction should factor in builder incentives on rate buydowns, which can partially offset the current 6.625% conventional rate.
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
18 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 23 · 25th percentile 7 · 75th percentile 45
Needed a price change
Sold listings that had a recorded price change before close
1 of 18 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. Vineyard 3 sold · $357K · 20d
- 2. Holdaway Fields 2 sold · $1,477K · 21d
- 3. The Garden 2 sold · $702K · 6d
- 4. The Shores Phase 1 1 sold · $1,171K · 18d
- 5. Maples 1 sold · $880K · 27d
April 2026 by property type
How each housing type performed last month — 17 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 18 | 14 | +28.57% | 44 | 50 | -12.00% |
| Median Sale Price | $658,950 | $720,625 | -8.56% | $680,127 | $655,167 | +3.81% |
| Median DOM | 23 | 18 | +27.78% | 29 | 24 | +20.83% |
| Sale-to-List Ratio | 99.06% | 99.62% | -0.56% | 99.33% | 99.31% | +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.