As of October 2026, Utah County home values are holding firm. Median sold prices rose year over year in 11 of the 16 cities we track in September, even as sales fell 21.5% and homes took longer to sell. Looking at July through September together, most high-volume cities have stayed in a fairly narrow range. Eagle Mountain’s median ranged from $499,990 to $509,821, American Fork’s from $535,000 to $558,500, and Lehi’s from $590,000 to $624,750. What your specific home is worth depends on recent comparable sales near you, its condition, and how it’s priced against today’s buyers, who are facing mortgage rates around 7+%.
Every quarter, we look at what Utah County homes are actually selling for. A single month can be misleading, especially in smaller cities, so this time we’re showing three months side by side. Here’s what the numbers say, and how to use them to estimate your own home’s value.
Median Sold Prices, July Through September 2026
City | July | August | September | Sept vs. Sept 2025 |
|---|---|---|---|---|
Alpine | $1,183,300 | $867,000 | $1,800,000 | +100.9% |
American Fork | $558,500 | $547,500 | $535,000 | +1.9% |
Eagle Mountain | $509,821 | $499,990 | $509,000 | +7.7% |
Lehi | $624,750 | $590,000 | $590,000 | +12.7% |
Lindon | $790,000 | $610,000 | $605,000 | -16.9% |
Mapleton | $479,900 | $450,679 | $620,000 | +44.1% |
Orem | $502,000 | $535,000 | $494,945 | -0.6% |
Payson | $465,000 | $615,000 | $539,900 | +7.0% |
Pleasant Grove/Cedar Hills | $560,000 | $532,500 | $596,000 | +9.4% |
Provo | $566,000 | $500,000 | $484,100 | +5.9% |
Salem | $544,000 | $478,600 | $414,990 | -6.7% |
Santaquin | $499,990 | $496,215 | $523,450 | +4.7% |
Saratoga Springs | $513,000 | $490,925 | $542,450 | +17.9% |
Spanish Fork | $524,950 | $477,450 | $505,000 | +11.0% |
Springville | $427,500 | $496,500 | $419,500 | -5.2% |
Vineyard | $595,000 | $492,000 | $538,500 | -27.1% |
Which Numbers to Trust
The steadiest cities. Eagle Mountain, American Fork, Lehi, Santaquin and Orem stayed in tight ranges all quarter. They have enough sales each month that the median reflects the market, not just a few unusual homes. If you live in one of these cities, the three-month range is a good starting point.
The cities that swing. Alpine, Lindon, Vineyard and Payson often have fewer than 20 sales a month, so one expensive or inexpensive home moves the median a lot. Alpine’s median jumped from $867,000 to $1,800,000 in a single month. That doesn’t mean Alpine homes doubled in value.
The cities shaped by new construction. Salem’s September median fell to $414,990 because most of its sales were new townhomes in one community. Mapleton’s rose to $620,000 because a group of new condos sold alongside many higher-priced homes. If you own an existing single-family home in either city, these medians may not reflect your home well at all.
What Changed This Quarter
Values held, but the market around them shifted.
Fewer sales. Utah County closed 897 sales in July, 691 in August and 667 in September across the 16 cities we track.
Slower pace. In September, homes took longer to sell than a year earlier in 12 of 16 cities. In August, most cities had been selling faster than the year before.
Higher rates. Freddie Mac’s 30-year fixed average rose to 7+% in October, its highest since November 2023, up from 6.3% a year earlier. Higher rates reduce how much buyers can borrow, which makes pricing correctly more important than it was a year ago.
Why Your Tax Assessment Isn’t Your Home’s Value
Your property tax notice lists a market value, and many homeowners assume that’s what their home is worth. It’s not a reliable stand-in for a sale price.
The county values every property as of January 1, using mass appraisal methods that don’t account for your home’s condition, updates or specific location. By October, the market may have moved, and your home may be worth more or less than the assessment. Use the assessment as a rough reference, not a listing price.
How to Estimate Your Own Home’s Value
Start with recent sales near you. The best indicator is what similar homes in your neighborhood sold for in the last 90 days to six months. Look for homes with similar square footage, age, lot size and condition.
Adjust for what’s different. A finished basement, an updated kitchen, a three-car garage or a large lot can move value up. Deferred maintenance, a busy road or an outdated interior can move it down.
Check how close homes are selling to list. In September, homes in Eagle Mountain and Saratoga Springs sold slightly above list price at the median, while Pleasant Grove/Cedar Hills sold at 94.3% of list. That tells you how much room buyers in your city are negotiating.
Be skeptical of online estimates. Automated values don’t see the inside of your home. They’re a starting point at best.
For a deeper walkthrough, our guide on how to read a comparative market analysis covers comps, adjustments and the red flags to watch for.
What This Means If You’re Thinking About Selling
Prices haven’t dropped, so there’s no need to panic or rush. But buyers are taking longer and are more sensitive to price because of rates. The homes selling quickly right now are the ones priced at what the comps support from day one. A home priced above its range in this market tends to sit, and then sell for less than it would have if it had been priced correctly to begin with.
If you’d like to know what your specific home is worth, reach out to our team. We’ll walk through your home, pull the comparable sales on your street, and give you an honest range, even if it’s not the number you were hoping for.
You can compare these numbers with our July 2026 home values report.
Frequently Asked Questions
Are home values going down in Utah County?
Not as of fall 2026. Median sold prices rose year over year in 11 of 16 Utah County cities in September 2026. Sales volume fell and homes took longer to sell, but prices have held.
What is the median home price in Utah County right now?
It varies widely by city. In September 2026, medians ranged from $414,990 in Salem to $1,800,000 in Alpine. Most high-volume cities, including Eagle Mountain, Saratoga Springs, Spanish Fork, Provo, Orem and Lehi, fell between about $485,000 and $590,000.
Is my property tax assessment the same as my home’s value?
No. The county assesses your home as of January 1 using mass appraisal methods that don’t reflect its condition or updates. Your home’s market value today could be higher or lower than the assessed value on your tax notice.
How can I find out what my home is worth?
Look at sales of similar homes near you from the last three to six months, then adjust for differences in size, condition and features. A comparative market analysis from a local agent who walks through your home will give you the most accurate range.
Why did some Utah County cities have big swings in median price?
Cities with fewer sales, like Alpine, Lindon, Vineyard and Payson, can swing sharply from month to month because one sale can move the median. In Salem and Mapleton, large numbers of new construction sales also shifted the medians in September 2026.
How do mortgage rates affect my home’s value?
Higher rates reduce how much buyers can borrow, which makes them more price-sensitive. With the 30-year fixed average at 7.40% as of October 8, 2026, homes priced above what comparable sales support tend to sit longer.
Should I sell my home now or wait?
It depends on your timeline and your home. Values are firm, but the pace is slower than a year ago. Our guide on whether to list this fall or wait for spring walks through the tradeoffs.
Citation sources below:
https://www.freddiemac.com/pmms
https://www.globenewswire.com/news-release/2026/10/08/3377537/0/en/mortgage-rates-average-7-40.html
This article is for general informational purposes only and reflects publicly available information at the time of writing. It is not legal, tax, or financial advice. Market data, development proposals, and city decisions can change, so confirm current information with relevant sources and consult qualified professionals for advice specific to your situation.
