Market analytics
West Valley City, 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
West Valley City closings thin in June as listings climb and buyers take their time.
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The most telling number in West Valley City's June 2026 data isn't the price — it's the closing count. Only 43 homes sold in June, compared to 100 in June 2025, a drop of 57% year over year and well below the 12-month average of 78 closings. That light volume arrived alongside 361 active listings, nearly double the 181 on the market a year ago, meaning buyers now have far more options than they did last summer. The median sale price of the homes that did close came in at $470,569 — up modestly from $454,995 in June 2025 — but with such a thin sample, that figure reflects which homes happened to close more than it signals broad price appreciation.
Market pulse
Active inventory in West Valley City has climbed steadily since the spring: 225 homes in March, 241 in April, 270 in May, and 361 in June — a 34% increase from May to June alone. New listings also accelerated, reaching 148 in June, up from 137 in May and 124 in April, suggesting sellers are entering the market with confidence even as buyer demand has pulled back. The sale-to-list ratio held at 99.2% in June, close to May's 99.14% and well below March's brief spike to 100.18%, indicating that sellers are still getting close to their asking prices on the homes that do close — but the 22 of 43 closings that sold below list price show the negotiating table is more open than it was in the spring. At June's sales pace, it would take roughly 8.4 months to sell every home currently listed, a meaningful shift from the 3.55-month pace in May and the 1.99-month pace in March.
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 the multi-month trend has been consistently upward: rates averaged 6.19% in February, climbed to 6.48% in March, 6.42% in April, 6.55% in May, and 6.66% in June. That steady climb since February's low has added real dollars to monthly payments in West Valley City, and at current rates some buyers who qualified comfortably in late winter are now stretching to make the numbers work. FHA financing at 6.25% and VA loans at 6.375% remain meaningfully cheaper than the conventional rate, and those programs are worth a close look for eligible buyers in this market.
Payment math
At 6.75% on a median-priced $471,000 home with 20% down, the monthly principal-and-interest payment works out to $2,442 — $31 more than it was 30 days ago when rates sat at 6.625% and the payment was $2,410, and $139 above the February low when rates averaged 6.19% and that same loan would have carried a $2,303 monthly principal-and-interest payment.
If you're buying
With 361 active listings and only 43 closings in June, West Valley City is offering buyers more room to negotiate than at any point in the past year — focus on homes that have been listed for more than 30 days, particularly in the Westridge and Diamond Summit corridors where longer days on market have historically produced sale-to-list ratios closer to 97–98%. The under-$400K band (16 closings in June at a median of $318,000) is worth targeting if you qualify for FHA financing at 6.25%, since that rate shaves roughly $100 per month off the payment compared to the conventional 30-year rate.
If you're selling
June's data is a clear signal that pricing to last spring's expectations will leave your home sitting: 22 of 43 closings sold below list price, and active inventory has grown to 361 homes — the most competition sellers have faced in over a year. If your home is in the $400K–$700K range (where 26 of June's 43 closings landed), price at or just below recent comparable sales in neighborhoods like Kiowa Court or Colony West rather than testing the top of the range; homes that need to chase the market down after a price cut are taking longer and netting less.
Outlook
West Valley City heads into July and August with the most inventory in over a year and a closing pace that is running well below the prior year. Unless rates pull back meaningfully from 6.75% — which the six-month trend does not support — buyer demand is unlikely to recover to last spring's levels, and sellers who entered the market in June expecting a quick sale may find themselves adjusting expectations by late summer. The warm July and August weather typically keeps showings active in Salt Lake County, but with 148 new listings arriving in June alone, the supply side of the equation is likely to keep pressure on sellers through at least September.
Watch for
At the current pace of new listings running above 140 per month, active inventory could cross 450 homes by August if closings remain near June's 43-unit level — a supply level that would likely push the sale-to-list ratio below 98% and give buyers in the Solari and Westridge communities meaningful room to negotiate on price.
"Fewer closings, more choices, rising rates — West Valley City's June 2026 is a buyer's market in the making."
Common questions about West Valley City this month
Is West Valley City a buyer's or seller's market in June 2026? ▾
The data points clearly toward buyers gaining leverage. With 361 active listings and only 43 closings in June, there is far more supply than demand. Sellers are still getting close to their asking prices on average (99.2% sale-to-list), but 22 of 43 closings sold below list price, which means negotiation is genuinely on the table — especially for homes that have been sitting for more than two or three weeks.
Why were there so few closings in West Valley City in June 2026? ▾
June's 43 closings are well below the 12-month average of 78 and a sharp drop from 100 closings in June 2025. The combination of rising mortgage rates — now at 6.75%, up from 6.19% in February — and a large increase in available inventory (361 homes) appears to have slowed buyer decision-making. With more choices and higher borrowing costs, buyers are taking longer to commit, and some are stepping back from the market entirely.
Are home prices dropping in West Valley City? ▾
Of the homes that closed in June, the median sale price was $470,569, modestly above June 2025's $454,995. However, June's closing count was unusually light at 43 homes, so that median reflects a narrow slice of transactions rather than a broad market signal. The more telling indicator is that 22 of 43 closings sold below list price, suggesting sellers are making concessions to get deals done.
Which neighborhoods are seeing the most activity in West Valley City right now? ▾
In June, Kiowa Court led with 2 closings at a median of $609,614, while Solari, Diamond Summit, Corbyn Acres, and Bailey Acres D each recorded one closing. Over the past several months, Solari and Westridge have been consistent contributors to volume in the $500K–$700K range. Buyers targeting the under-$400K segment will find more options citywide, with 16 closings in that band in June at a median of $318,000.
How much does a typical West Valley City home cost to finance right now? ▾
On a $471,000 home — close to the June median — with 20% down at today's 6.75% rate, the monthly principal-and-interest payment is $2,442. That is $139 more per month than it would have been in February when rates averaged 6.19% and the payment on the same loan was $2,303. FHA loans at 6.25% can reduce that payment noticeably for buyers who qualify.
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
45 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 0 · 25th percentile 0 · 75th percentile 8
Needed a price change
Sold listings that had a recorded price change before close
11 of 45 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. Kiowa Court 2 sold · $610K · 30d
- 2. Westridge 2 sold · $425K · 3d
- 3. Bailey Acres D 1 sold · $796K · 0d
- 4. Corbyn Acres 1 sold · $690K · 19d
- 5. Diamond Summit 1 sold · $660K · 4d
June 2026 by property type
How each housing type performed last month — 45 closings total across subtypes.
Summary Statistics
| Metric | Jun-26 | Jun-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 45 | 100 | -55.00% | 421 | 476 | -11.55% |
| Median Sale Price | $470,569 | $454,995 | +3.42% | $460,801 | $449,097 | +2.61% |
| Median DOM | — | 14 | — | 21 | 22 | -4.55% |
| Sale-to-List Ratio | 99.19% | 99.35% | -0.16% | 99.37% | 99.39% | -0.02% |
Past months
Browse historical West Valley City reports — each month's snapshot stays at its own permanent URL.
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.