Real Estate Market Report
Northern Utah
Housing Market
2026 Data.
Updated Q2 2026
Get a Personalized Market Update
$465K
Davis Co. Median
+2.1% YoY
$385K
Weber Co. Median
+1.8% YoY
$520K
Salt Lake Median
+1.4% YoY
28
Avg Days on Mkt
Davis County
97%
List-to-Sale Ratio
Seller-favored
Balanced
Market Conditions
vs Seller 2022
Market Data by County
Six Counties, Six Distinct
Market Conditions
Northern Utah is not a single market — it is six counties with meaningfully different price points, demand levels, and buyer profiles. Davis County and Weber County are the most active markets for residential buyers. Salt Lake County commands a price premium. Cache, Summit, and Morgan each serve distinct buyer segments.
Davis County
Northern Utah's Core Market
$465,000
Median sale price — 2026
YoY Change
+2.1%
Avg Days on Market
28
List-to-Sale
97–101%
Market Condition
Balanced/Seller
Most in-demand county in Northern Utah. Hill AFB proximity, top-rated schools, and FrontRunner access drive consistent demand. Farmington and Kaysville command premiums. Clearfield and Clinton offer the most accessible price points.
Weber County
Best Value in Northern Utah
$385,000
Median sale price — 2026
YoY Change
+1.8%
Avg Days on Market
34
List-to-Sale
96–99%
Market Condition
Balanced
Strongest value per dollar in Northern Utah. Ogden's revitalized downtown, proximity to Snowbasin ski resort, and $80K+ lower median price vs Davis County draw buyers seeking more home for their money.
Salt Lake County
Urban Core Premium
$520,000
Median sale price — 2026
YoY Change
+1.4%
Avg Days on Market
31
List-to-Sale
97–100%
Market Condition
Seller-favored
Highest median price in the region. Economic diversity, international airport, and downtown employment base sustain premium pricing. Strong demand in south county communities including Draper, South Jordan, and Sandy.
Cache County
Logan Area — University Town
$340,000
Median sale price — 2026
YoY Change
+2.4%
Avg Days on Market
38
List-to-Sale
95–98%
Market Condition
Balanced/Buyer
Lowest median in Northern Utah — driven by USU enrollment and rural character. Strongest YoY appreciation in the region. Most buyer-friendly conditions due to higher inventory relative to demand. USDA financing available.
Summit County
Park City — Luxury Market
$1,100,000
Median sale price — 2026
YoY Change
-0.8%
Avg Days on Market
52
List-to-Sale
93–97%
Market Condition
Buyer-favored
Park City luxury market — distinct from the rest of Northern Utah. Resort-driven demand. Significant second home and vacation rental component. Most negotiating room for buyers of any county in the region.
Morgan County
Rural Character, Growing Fast
$420,000
Median sale price — 2026
YoY Change
+3.1%
Avg Days on Market
41
List-to-Sale
95–98%
Market Condition
Balanced
Highest YoY appreciation in Northern Utah. Rural character with growing suburban spillover from Davis and Weber Counties. Larger lots, quieter communities, and meaningful price discount vs Farmington or Kaysville.
Market Conditions
Reading the 2026
Northern Utah Market
The Northern Utah housing market in 2026 has settled into a more balanced condition after the extreme seller dynamics of 2020-2022. Inventory has increased from historic lows, days on market have lengthened, and frenzied multiple-offer situations at all price points have moderated. However, the market remains competitive in specific price ranges and well-located neighborhoods.
The combination of Hill Air Force Base employment stability, consistent population growth, Utah's landlord-friendly environment, and continued migration from higher-cost western states continues to provide a demand floor under Northern Utah home prices that does not exist in most other markets.
Inventory Level
Months of supply across Northern Utah — varies by county and price point
3.5 – 5 Mo.
Approaching Balanced
Price Trajectory
Year-over-year appreciation across the six-county region
+1.4 – 3.1%
Moderate Growth
Seller Leverage (Davis Co.)
At the $400K–$520K range where demand remains strongest
Moderate
97–101% list-to-sale
Buyer Leverage (Weber Co.)
More inventory relative to demand — more negotiating room
Growing
34 avg days on market
Interest Rate Environment
Rate changes impact Northern Utah demand faster than most markets
Elevated
6.5 – 7.5% range
2026 Median Sale Price
Northern Utah by County
Salt Lake County$520K
31 avg days · +1.4% YoY
Davis County$465K
28 avg days · +2.1% YoY
Morgan County$420K
41 avg days · +3.1% YoY
Weber County$385K
34 avg days · +1.8% YoY
Cache County$340K
38 avg days · +2.4% YoY
Market Analysis
Four Trends Shaping Northern Utah
Real Estate in 2026
Trend 01 — Buyers
Rate Sensitivity Is High in Every Price Range
Northern Utah buyer demand is particularly sensitive to rate movements because a significant portion of buyers are military families, first-time buyers, and relocators from California and other higher-cost states — all operating near their qualification ceiling. Rate drops release pent-up demand quickly in Northern Utah. Buyers waiting for rates to fall risk facing more competition than lower prices when the shift happens.
6.5–7.5%Current rate environment
Trend 02 — Sellers
Pricing Accuracy Matters More Than It Did in 2021
During the 2020-2022 frenzy, overpriced homes still sold — just slowly and with more negotiation. In 2026's more balanced market, overpriced listings sit and develop stigma. Homes priced accurately for Davis and Weber County current conditions are selling at or above asking price within 14-30 days. Homes priced aspirationally are sitting 60-90+ days and requiring reductions.
14–28Days to sell — correctly priced homes
Trend 03 — Weber County
Weber County Is Quietly Outperforming
While Davis County gets more attention, Weber County buyers are getting more for their money and still seeing appreciation. Ogden's downtown revitalization, the growing Ogden tech sector, and direct Frontrunner access to Salt Lake City have changed the demand picture significantly from five years ago. For investors and value-conscious buyers, Weber County remains the strongest per-dollar proposition in Northern Utah.
$80K+Median discount vs Davis County
Trend 04 — New Construction
Builder Inventory Is a Real Opportunity Right Now
Northern Utah builders — particularly in West Davis County communities like Syracuse, Clinton, and West Point — are carrying more standing inventory than at any point in the last five years. Builders are offering rate buydowns, closing cost contributions, and lot premiums waived to move finished homes. For buyers who can be flexible on customization, builder incentives are currently meaningful. That flexibility will narrow when rates drop and buyer traffic increases.
$350K+Entry point for new construction
"Randall gave us a county-by-county breakdown before we chose our city. We ended up in Weber County and got $60,000 more home than we would have in Davis."
Relocating Buyers from California — North Ogden, Utah
Tools to Use This Data
Mortgage Calculator
See your payment at current Northern Utah prices and rates
Rent vs Buy Calculator
Is buying right in the 2026 Northern Utah market?
Neighborhood Matcher Quiz
Which county and city fits your priorities and budget?
Commute Calculator
Real drive times from every Northern Utah county to work
Investment Property Analyzer
Cap rates, cash flow, and returns at current Northern Utah prices
Net Proceeds Calculator
What do you net if you sell at current market values?
Common Questions
Northern Utah Market FAQ
Is it a good time to buy in Northern Utah in 2026?+
For buyers with a 3+ year time horizon, the structural fundamentals of Northern Utah — population growth, Hill AFB employment stability, limited land supply, and continued in-migration from high-cost states — support purchasing at current prices. Rates are elevated but can be refinanced when they drop. The risk for buyers waiting is that rate reductions typically bring more competing buyers before they bring lower prices. Use the Rent vs Buy Calculator to run your specific scenario.
Which Northern Utah county has the most homes for sale right now?+
Weber County and outer Davis County (Clearfield, Clinton, West Point) consistently have higher inventory relative to buyer demand than inner Davis County. For the most current inventory data by city and price range, call me at (801) 430-4000 — I can pull live MLS data for any specific search criteria you have.
Are Northern Utah home prices expected to drop?+
The structural demand drivers in Northern Utah — Hill AFB employment, population growth, limited buildable land in Davis County, and sustained in-migration — make a significant price correction unlikely without a severe economic shock. The more likely scenario is continued moderate appreciation in the 1-3% annual range, with some neighborhoods and price points outperforming and others remaining flat. Specific predictions are speculative — no one can call the market with precision.
How does Northern Utah compare to Salt Lake City for buyers?+
Northern Utah (Davis and Weber Counties) offers meaningfully lower price points with similar quality of life — strong schools, outdoor access, and community character. The primary tradeoff is a longer commute for buyers whose workplace is downtown Salt Lake City. Use the Commute Calculator to model real peak-hour drive times before you decide which market to target.
For statewide Utah housing market statistics, see UtahRealtors.com market data.
Personalized Market Update
Want Data for Your Specific
Neighborhood or Price Range?
County-level data is a starting point. Call me for a personalized update on current inventory, recent sales, and days on market for your exact target area and budget.
