849 homes closed across Utah County in July 2026. That's every closed sale in the county that month, pulled from the MLS.
The countywide median sale price was $540,000. The median time on market was 47 days.
And here's the number that tells you the most about July: sellers across the county paid out roughly $6.8 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.
The countywide numbers
- 849 closed sales in Utah County in July 2026
- Median sale price: $540,000 across all property types
- Median days on market: 47
- Median price per square foot: $212
- 31% 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 roughly $6.8 million in concessions across the county in one month
- 64% sold below their original list price, by a median of 3.5%
- Sales ranged from $85,000 to $6.1 million
By property type
| Property Type | Sales | Median Price | Median $/SF | Median DOM |
|---|---|---|---|---|
| Single-family | 589 | $620,000 | $206 | 45 days |
| Townhome | 171 | $419,900 | $203 | 44 days |
| Condo | 73 | $312,000 | $251 | 78 days |
Single-family homes make up about seven in ten sales countywide. Condos, the most affordable entry point at a $312,000 median, also sat the longest at a 78-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.
City by city
Every city below recorded at least five closed sales in July. 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 | Median $/SF | % With Concession |
|---|---|---|---|---|---|
| Saratoga Springs | 128 | $515,000 | 50 | $200 | 76% |
| Eagle Mountain | 125 | $514,900 | 54 | $174 | 75% |
| Lehi | 109 | $632,000 | 43 | $224 | 66% |
| Provo | 73 | $560,000 | 28 | $233 | 59% |
| Orem | 60 | $503,500 | 38 | $224 | 70% |
| Spanish Fork | 48 | $532,500 | 41 | $216 | 67% |
| Mapleton | 45 | $474,900 | 92 | $204 | 56% |
| Payson | 37 | $464,600 | 41 | $206 | 70% |
| American Fork | 33 | $508,000 | 38 | $230 | 64% |
| Santaquin | 33 | $499,900 | 35 | $190 | 73% |
| Salem | 31 | $544,000 | 56 | $195 | 52% |
| Springville | 30 | $425,000 | 54 | $234 | 63% |
| Pleasant Grove | 20 | $525,000 | 32 | $251 | 50% |
| Highland | 19 | $1,100,000 | 41 | $260 | 47% |
| Vineyard | 17 | $580,000 | 76 | $229 | 65% |
| Draper | 10 | $797,375 | 48 | $232 | 70% |
| Lindon | 9 | $790,000 | 40 | $254 | 11% |
| Cedar Hills | 6 | $741,500 | 76 | $206 | 83% |
| Elk Ridge | 5 | $1,015,000 | 56 | $205 | 40% |
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 $1.1 million median with concessions on just 47% of sales. At the other end, Eagle Mountain and Saratoga Springs, the two most affordable of the 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.
Provo was the fastest big market at a 28-day median. A university town with steady rental demand and a lot of buyers competing for a limited number of homes tends to move quicker than the outer-edge suburbs.
Mapleton was the slowest of the larger cities at a 92-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, Eagle Mountain, and Lehi together made up 362 of the county's 849 sales, more than four in ten. That's where the new construction is, and it's where a lot of the county's growth is landing.
A couple of small-sample cities look like outliers, and they are. Lindon's 11% concession rate and Cedar Hills' 83% both come from fewer than ten sales, so one or two deals swing the number. On small samples, read the direction, not the decimal.
The concession story
This is the part worth slowing down on.
Two out of three sales across Utah County in July, 66% of them, included a seller-paid concession, money the seller credited the buyer at closing, usually to buy down the interest rate or cover closing costs. Add it all up across the county and that's roughly $6.8 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
Here's the mechanic worth understanding, because it shapes what the next round of comps looks like.
A concession is often built into the price rather than taken off it. Say a home would sell for $500,000 clean. A buyer who's 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. Both sides get what they wanted.
But look at what got recorded: a $510,000 sale, not a $500,000 one.
Two things follow from that, and both land on you:
- The comps drift up. The next appraisal and the next market analysis both see $510,000. When two out of three sales carry a concession, the recorded prices sit a little above what buyers are paying on a net basis, and that gap compounds across a market over time.
- The buyer financed money they didn't keep. That extra $10,000 is now part of the mortgage. The buyer pays interest on it for the life of the loan and starts with a little less equity than the price tag suggests.
None of this is a trick. Concessions are fully disclosed to the lender, they're legal, and for a buyer who needs help with closing costs they can be the thing that makes a purchase possible. The point isn't that concessions are bad. It's that the recorded price and the real net price aren't always the same number, and you want to know which one you're looking at before you lean on it.
This is also the cleanest reason an automated valuation tool misreads this market. It reads $510,000 and moves on. It has no idea $10,000 came right back out at the closing table.
This is what I dig into every month, for the county and for each city. If you'd like these numbers in your inbox the first week of every month, you can sign up for the monthly market update.
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 July in depth:
- Saratoga Springs Home Sales: July 2026
- Eagle Mountain Home Sales: July 2026
- Lehi Home Sales: July 2026
If you're buying
Ask what's available beyond the price. Two out of three July buyers countywide got a concession. If you're negotiating only on the 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 $540,000 county median is a useful headline and a useless offer strategy. Provo moves in four weeks, Mapleton in thirteen. 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 on the MLS before they're finished. Judge new construction on the incentive package and the completion date, not the day count. I broke down the bigger new-versus-resale decision in new construction vs. an existing home.
If you're selling
Price off sold homes, not active ones. Active listings show your competition, what other sellers are hoping to get. Sold homes show what buyers have actually been willing to pay. In a non-disclosure state like Utah, 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 a concession before you list. With two-thirds of county sales including one, plan for a credit to come back out at closing. A seller who prices without accounting for that gets surprised at the table.
Original list price is where the damage happens. 64% of homes sold below their original asking price, giving up a median of 3.5%. On a $540,000 home that's about $19,000, most of which comes from starting too high and correcting late. Overpricing is the most expensive mistake I see, and in many parts of the county you're also competing with new construction and its incentives.
A county median tells you the trend. It doesn't tell you what your home would sell for today. If you're weighing a move, I'll prepare a free home valuation based on recent sales in your city and neighborhood, with no obligation.
The market speaks, and we need to listen. In July it said know your city, and plan for the concession.
Frequently asked questions
What is the average home price in Utah County right now?
In July 2026, the countywide median sale price was $540,000 across all property types, with single-family homes at a $620,000 median. Prices vary widely by city, from the $460,000s in Payson to a $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?
July looked balanced, tilting toward buyers on terms. Prices mostly held, but 66% of sales included a seller-paid concession and 64% 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 sales volume in July, Springville, Payson, and Mapleton posted the lowest medians, in the $425,000 to $475,000 range. Eagle Mountain, Orem, and Santaquin sat around $500,000 to $515,000. Highland was the highest at a $1.1 million median.
How long are homes taking to sell in Utah County?
The countywide median was 47 days in July, but it varies widely by city, from about 28 days in Provo to 92 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 July, Utah County sellers paid out roughly $6.8 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 for you.
About this data
Figures come from the UtahRealEstate.com MLS and cover all 849 residential closings recorded in Utah County during July 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.
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- Want these numbers in your inbox every month? Sign up for the monthly market update and it'll land the first week of every month, no digging required.
- Curious what your own home would sell for today? Request a free home valuation and I'll build one from recent sales near you, with no obligation.
Prior month's report: Utah County Real Estate Market Update: June 2026
Related reading
- Saratoga Springs Home Sales: July 2026
- Eagle Mountain Home Sales: July 2026
- Lehi Home Sales: July 2026
- New construction vs. an existing home in Utah County
Kat Ashby is the Principal Broker at RootQuest Realty LLC in Saratoga Springs, Utah, serving Saratoga Springs, Eagle Mountain, Lehi, and Utah County. License #10382396-PB00. Bilingual in English and Portuguese.