726 homes closed across Utah County in September 2026. That's every residential closing in the county that month, pulled from the MLS.
The countywide median sale price was $519,900, and the median home took 46 days to sell. But the number that tells you the most about September is this: even as mortgage rates climbed past 7%, sellers across the county paid out more than $5.4 million in concessions in a single month, and two out of three homes sold below their original list price.
That's the real story. Rates are making affordability harder, but the buyers still in the market have more negotiating power than a headline about home prices would suggest. Here's the full breakdown, city by city.
The countywide numbers
- 726 closed sales in Utah County in September 2026
- Median sale price: $519,900 across all property types
- Median days on market: 46
- 38% 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 $5.4 million in concessions across the county in one month
- 67% sold below their original list price
By property type
The $519,900 overall median blends very different homes, so it's worth splitting out.
| Property Type | Sales | Median Price | Median DOM | % With Concession |
|---|---|---|---|---|
| Single-family | 494 | $605,000 | 46 days | 64% |
| Townhome | 167 | $412,000 | 40 days | 72% |
| Condo | 49 | $315,000 | 67 days | 71% |
Single-family homes are about two-thirds of the county's sales. One thing worth noticing: townhomes had the highest concession rate at 72%, with condos close behind at 71%, and single-family at 64%. Negotiating isn't limited to one corner of the market. It's happening across all three.
City by city
Here's where "Utah County" stops being one market. Every city below had at least 10 single-family sales in September, enough for the median to mean something. These are single-family medians. Utah is a non-disclosure state, so no individual addresses or sale prices are published here.
| City | SF Sales | Median SF Price | Median DOM |
|---|---|---|---|
| Saratoga Springs | 76 | $629,900 | 38 |
| Eagle Mountain | 74 | $542,450 | 47 |
| Lehi | 71 | $687,000 | 61 |
| Spanish Fork | 44 | $588,500 | 41 |
| Provo | 37 | $512,500 | 58 |
| Orem | 29 | $539,000 | 43 |
| Mapleton | 24 | $877,612 | 69 |
| Salem | 21 | $547,990 | 28 |
| Santaquin | 18 | $582,450 | 54 |
| Pleasant Grove | 17 | $670,000 | 30 |
| Springville | 16 | $536,500 | 42 |
| American Fork | 13 | $605,000 | 18 |
| Highland | 11 | $1,375,000 | 78 |
| Payson | 10 | $544,550 | 57 |
A few smaller markets had a handful of very high sales, and I've left them off the table on purpose. When a city has only a few closings, one luxury sale swings the median enough that it stops describing the market, so those numbers are folded into the county totals but not shown as a city trend.
What the city comparison shows
The medians run from the $510,000s to over $1.3 million. Provo sat lowest among the active single-family markets at $512,500, Highland highest at $1,375,000, with Mapleton also well up at $877,612. A single county median tells you almost nothing about an offer in a specific city.
Speed varied just as much. American Fork moved fastest at an 18-day median, with Salem and Pleasant Grove also quick. Highland and Mapleton sat longest, in the high 60s and 70s, which fits: higher-priced homes draw from a smaller buyer pool and take longer.
The west side carried the volume. Saratoga Springs, Eagle Mountain, and Lehi together made up 221 of the county's single-family sales, where most of the new construction and growth is landing.
The new construction story
279 of September's 726 closings, about 38%, were homes built in 2025 or 2026. More than one in three closings was very recent construction.
That matters because builders compete differently than a traditional homeowner. Rather than cut the advertised price, a builder will often offer a rate buydown, closing-cost help, or upgrades. It also means days on market needs context: a new home can sit in the MLS while it's being built, so a long day count doesn't mean a finished home waited empty that whole time. I broke down the bigger trade-off in new construction vs. an existing home, and how to sell against it in competing with new construction.
The rate story
September is also when the math got harder. Freddie Mac reported the national average 30-year fixed at 6.71% on September 3, rising through the month to 6.95%, then 7.03% by September 24. Then it jumped again, with Freddie Mac reporting 7.28% on October 1.
That's a real move, and it matters, because even a small rate difference changes a monthly payment. So I won't pretend concessions erase the rate problem. A higher rate affects purchasing power whether or not the seller chips in at closing.
But here's how the two fit together. As borrowing got more expensive, sellers responded by giving more at the table. Two out of three September sales included a concession, and a lot of that money went straight to buying down the buyer's rate or covering closing costs. The sticker prices mostly held, but the negotiating moved onto the closing statement, which is exactly why a rate buydown is worth asking about right now. I ran the break-even math on that in are rate buydowns worth it.
The concession story
Two out of three Utah County sales in September, 66% of them, included a seller-paid concession, money credited to the buyer at closing, usually toward the rate or closing costs. Across the county that added up to more than $5.4 million in a single month.
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.
This is also why automated home-value tools struggle in Utah. They read the recorded sale price and stop there. They don't see the $10,000 credit that came right back out at closing, which is part of why a recorded price and the real net price aren't always the same number.
This is what I dig into every month, for the county and 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.
If you're buying
Ask what's available beyond the price. Two out of three September buyers got a concession, and with rates over 7%, a rate buydown from the seller may do more for your payment than a price cut would.
The city matters more than the county average. A $519,900 county median is a headline, not an offer strategy. American Fork moved in 18 days, Highland in 78. Match your approach to the city you're actually shopping in.
Don't let days on market spook you on a new build. A high day count often reflects construction time, since builders list before a home is 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 listings. Active listings show what other sellers hope to get. Sold homes show what buyers actually paid. 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, especially now that buyers are using that money to offset the rate.
Original list price is where the damage happens. 67% of homes sold below their original asking price. Most of that gap comes from starting too high and correcting late, and in much 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 September it said rates are up, know your city, and plan for the concession.
Frequently asked questions
What is the average home price in Utah County right now?
In September 2026, the countywide median sale price was $519,900 across all property types, with single-family homes at a $605,000 median. Prices vary widely by city, from the $510,000s in Provo to a $1,375,000 median in Highland. Median is a better gauge than average, since a few very high sales can skew an average.
Is it a buyer's or seller's market in Utah County?
September tilted toward buyers on terms. Prices mostly held, but 66% of sales included a seller-paid concession and 67% closed below the original list price. Buyers have negotiating room, and it's showing up in concessions more than in headline price cuts.
Which Utah County city is the most affordable?
Among cities with meaningful single-family volume in September, Provo, Orem, Springville, and Payson posted some of the lower medians, in the $510,000 to $545,000 range. Lehi, Mapleton, and Highland were the highest.
How did mortgage rates affect the market in September?
Freddie Mac reported the national 30-year fixed average rising from 6.71% early in the month to 7.03% by September 24, then 7.28% by October 1. Higher rates raise monthly payments, which is part of why so many September buyers negotiated seller concessions to offset the cost.
What are seller concessions, and why do they matter?
A concession is money the seller credits the buyer at closing, often toward a rate buydown or closing costs. In September, Utah County sellers paid out more than $5.4 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 726 residential closings recorded in Utah County during September 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 10 single-family sales are included in the county totals but not shown in the city table, since small samples don't produce reliable medians.
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. Mortgage rate figures are national averages reported by Freddie Mac.
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 Home Sales: July 2026 Market Report
Related reading
- New construction vs. an existing home in Utah County
- How to compete with new construction when selling your home
- Are rate buydowns worth it? The break-even math
- Closing costs in Utah County: what buyers actually pay
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.