707 homes closed across Utah County in August 2026. That's every closed sale in the county that month, pulled from the MLS.
The countywide median sale price was about $525,000, and the median time on market was 50 days. And here's the number that tells you the most about the month: sellers across the county paid out more than $5.2 million in concessions in a single month. The sticker prices mostly held. The negotiating happened at the closing table.
Here's the full breakdown, city by city, with how the numbers moved from July.
The Countywide Numbers
- 707 closed sales in Utah County in August 2026 (down from 849 in July, a lighter late-summer month)
- Median sale price: about $525,000 across all property types (down slightly from $540,000 in July)
- Median days on market: 50 (up from 47 in July)
- Median price per square foot: about $215
- 37% of homes sold were built in 2025 or 2026
- 66% of closings included a seller-paid concession, with a median of about $10,000
- Sellers paid more than $5.2 million in concessions across the county in one month
- 69% sold below their original list price, by a median of about 4.3%
- Sales ranged from the low $70,000s to $6.1 million
Volume cooled from July, which is normal heading into the end of summer, and the countywide median eased modestly. But the deeper story held steady: prices are firm, concessions are doing the negotiating, and the picture varies enormously depending on which city you're actually shopping in.
By Property Type
| Property Type | Sales | Median Price | Median $/SF | Median DOM |
|---|---|---|---|---|
| Single-family | 450 | $614,950 | $208 | 45 days |
| Townhome | 177 | $429,500 | $206 | 59 days |
| Condo | 71 | $314,700 | $249 | 94 days |
Single-family homes make up about six in ten sales countywide. Condos, the most affordable entry point at a $314,700 median, also sat the longest at a 94-day median. A lot of that is new condo construction, where builders list on the MLS before the building is finished, which stretches the day count. As always, the price per square foot runs highest on the smallest homes, a reminder that $/SF is a sanity check, not a pricing method.
What Changed Since July
A lighter, slightly slower month, but stable underneath.
Volume cooled. 707 sales in August, down from 849 in July, a normal late-summer easing as the buying season winds down.
The median eased modestly. The countywide median moved from $540,000 in July to about $525,000 in August, a small step driven partly by mix and partly by the season.
Homes took a touch longer. The countywide median days on market rose from 47 to 50.
Concessions held exactly steady. 66% of sales included a seller-paid concession, identical to July. This remains the defining feature of the market.
City by City
Every city below recorded at least five closed sales in August. These are citywide medians. Utah is a non-disclosure state, so no individual addresses or sale prices are published here.
| City | Sales | Median Price | Median DOM | % With Concession |
|---|---|---|---|---|
| Saratoga Springs | 116 | $485,412 | 60 | 76% |
| Lehi | 84 | $574,950 | 37 | 74% |
| Eagle Mountain | 78 | $502,666 | 47 | 78% |
| Mapleton | 55 | $444,900 | 134 | 45% |
| Provo | 52 | $502,500 | 42 | 63% |
| Orem | 46 | $532,450 | 53 | 67% |
| American Fork | 38 | $494,885 | 36 | 63% |
| Spanish Fork | 35 | $489,900 | 47 | 54% |
| Salem | 27 | $454,900 | 43 | 63% |
| Santaquin | 26 | $497,215 | 70 | 73% |
| Springville | 26 | $496,500 | 48 | 62% |
| Payson | 25 | $565,100 | 64 | 64% |
| Pleasant Grove | 25 | $415,000 | 39 | 52% |
| Highland | 16 | $1,091,250 | 56 | 38% |
| Vineyard | 14 | $492,000 | 36 | 57% |
| Lindon | 12 | $610,000 | 51 | 42% |
| Alpine | 7 | $867,000 | 92 | 43% |
| Cedar Hills | 7 | $689,000 | 18 | 86% |
| Draper (Utah County) | 6 | $946,000 | 63 | 50% |
| Elk Ridge | 6 | $719,950 | 53 | 50% |
A handful of additional sales happened in smaller towns with fewer than five closings each. In a non-disclosure state, reporting a city with one or two sales gets close to reporting a private transaction, so those are folded into the county totals but left off the table.
What the City Comparison Shows
Price and negotiating room move together, mostly in the direction you'd expect. The higher-priced cities tended to have fewer concessions. Highland led the county at a roughly $1.1 million median with concessions on just 38% of sales. At the other end, Eagle Mountain and Saratoga Springs, two of the most affordable big-volume cities, had concessions on three out of four sales. Where buyers are stretching to afford the payment, seller help shows up more often.
Lehi and Cedar Hills were the fastest movers among cities with real volume, both under 40 days. Cedar Hills in particular turned in an 18-day median, though on a small sample.
Mapleton was the slowest of the larger cities at a 134-day median, on larger, higher-priced homes. As everywhere, the bigger and pricier the home, the smaller the buyer pool, and the longer the wait.
The west side carried the volume. Saratoga Springs, Lehi, and Eagle Mountain together made up 278 of the county's 707 sales, about four in ten. That's where the new construction is, and where a lot of the county's growth is landing.
Read small samples by direction, not by the decimal. Cities like Lindon, Alpine, Cedar Hills, Draper, and Elk Ridge each had well under 20 sales, so one or two deals swing their concession rate and days on market. Trust the trend, not the exact figure, on those.
The Concession Story
Two out of three sales across Utah County in August, 66% of them, included a seller-paid concession, money the seller credited the buyer at closing, usually to buy down the rate or cover closing costs. Add it all up and that's more than $5.2 million in seller concessions in a single month.
A concession doesn't have to be closing costs or a rate buydown, either. Depending on the deal, it can cover repairs, a home warranty, HOA transfer fees, or a more flexible closing timeline. The common thread is that it's value the seller gives without touching the headline price.
If you only look at sale prices, you'll think this market is firm. Look at the concessions, and you'll see where the negotiating actually happened.
How a concession can nudge the recorded price up
A concession is often built into the price rather than taken off it. Say a home would sell for $500,000 clean. A buyer short on closing cash might instead agree to pay $510,000 with the seller crediting $10,000 back at closing. The seller still nets $500,000. The buyer gets their closing costs covered. But what got recorded is a $510,000 sale, not a $500,000 one.
Two things follow, and both land on you. The comps drift up, because the next appraisal and the next market analysis both see $510,000. And the buyer financed money they didn't keep, paying interest on that extra $10,000 for the life of the loan with a little less equity than the price tag suggests.
None of this is a trick. Concessions are fully disclosed to the lender and legal, and for a buyer who needs help with closing costs they can be what makes a purchase possible. The point is that the recorded price and the real net price aren't always the same number. It's also the cleanest reason an automated valuation tool misreads this market. It reads $510,000 and moves on, with no idea $10,000 came right back out at the closing table.
The Three Cities I Know Best
I track my home cities in detail every month. If you're focused on one of them, here's August in depth:
- Saratoga Springs Home Sales: August 2026
- Eagle Mountain Home Sales: August 2026
- Lehi Home Sales: August 2026
If You're Buying
Ask what's available beyond the price. Two out of three August buyers countywide got a concession. If you're negotiating only on sticker price, you're pushing on the one lever a seller is least willing to move.
The city matters more than the county average. A $525,000 county median is a useful headline and a useless offer strategy. Lehi moved in about five weeks, Mapleton in nineteen. Match your approach to the city you're actually shopping in.
Don't let days on market spook you on a new build. A builder listing showing a high day count often reflects construction time, since builders list homes before they're finished. Judge new construction on the incentive package and completion date, not the day count.
If You're Selling
Price off sold homes, not active ones. Active listings show your competition, what other sellers hope to get. Sold homes show what buyers actually paid. In a non-disclosure state that sold data isn't public, which is exactly why a real comparative market analysis built from the MLS beats any website estimate.
Budget for the concession before you list. With two-thirds of county sales including one, plan for a credit to come back out at closing.
Overpricing is the expensive mistake. 69% of homes sold below their original list price, by a median of about 4.3%. On a $525,000 home that's more than $22,000, most of it from starting too high and correcting late.
Frequently Asked Questions
What is the average home price in Utah County right now? In August 2026, the countywide median sale price was about $525,000 across all property types, with single-family homes at a $614,950 median. Prices vary widely by city, from the $410,000s in Pleasant Grove to a roughly $1.1 million median in Highland. Median is generally a better gauge than average, since a few very high or low sales can skew an average.
Is it a buyer's or seller's market in Utah County? August looked balanced, tilting toward buyers on terms. Prices mostly held, but 66% of sales included a seller-paid concession and 69% closed below the original list price. The negotiating room is showing up in concessions more than in headline price cuts, and it varies a lot by city.
Which Utah County city is the most affordable? Among cities with meaningful volume in August, Pleasant Grove, Salem, and Mapleton posted some of the lowest medians, in the $415,000 to $455,000 range. Highland was the highest at roughly $1.1 million.
Did home prices drop in Utah County? The countywide median eased from $540,000 in July to about $525,000 in August. That's a modest, partly seasonal move in the mix of what sold, not a sign of home values falling off. Concessions held steady and single-family prices stayed firm.
How long are homes taking to sell in Utah County? The countywide median was 50 days in August, but it varies widely by city, from the high 30s in Lehi and Vineyard to 134 days in Mapleton. New construction can also stretch the number, since builders often list before a home is finished.
What are seller concessions, and why do they matter? A concession is money or value the seller gives the buyer at closing, often a rate buydown or closing-cost credit, but it can also cover repairs, a home warranty, or HOA transfer fees. In August, Utah County sellers paid out more than $5.2 million in concessions, which is why sale price alone understates how much buyers actually gained.
How much is my Utah County home worth? That depends on your city, your neighborhood, your home's condition, and how it's priced. A county report gives you the big picture, but a comparative market analysis on your specific home is the real answer. You can request a free home valuation and I'll put one together.
Related Reading
- Utah County Home Sales: July 2026 Market Report
- Is Buying a Home the Right Move in 2026? A Utah County Buyer's Guide
- New Construction vs. an Existing Home in Utah County
- What Adds Value to a Home in Saratoga Springs
About This Data
Figures come from the UtahRealEstate.com MLS and cover all 707 residential closings recorded in Utah County during August 2026, including single-family homes, townhomes, and condominiums. Medians are rounded. Utah is a non-disclosure state, meaning sale prices are not public record, so no individual addresses or sale prices are published here. Cities with fewer than five recorded sales are folded into the county totals but not shown in the city table.
Days on market reflects MLS listing time and can overstate real market time on new construction, where listings are frequently posted before the home is complete.
A CMA is not an appraisal and should not be used as one. A formal appraisal can only be performed by a licensed appraiser.
Source: MLS sold data, Utah County, August 1-31, 2026 (707 residential closings).