As of August 2026, Utah County home sales are down about 25% from a year ago, with 691 closed sales across 16 cities compared with 926 in August 2025. Prices held. Median sold prices rose in 8 cities and fell in 8, and 13 of the 16 moved less than 9% in either direction. Homes also sold at the same pace or faster than last August in most of the county, with median days on market dropping in 10 of 16 cities. Spanish Fork and Salem sold fastest at 28 days. Mapleton was slowest at 125.
Every month we pull closed sales from the Wasatch Front Regional MLS for the 16 Utah County cities we work in most. Here's what August showed, what it doesn't show, and what we'd tell a buyer or seller sitting across the table from us this week.
August 2026 Utah County Home Prices by City
City | Median Sold | vs Aug 2025 | Median DOM | Sales | Sold vs. List |
|---|---|---|---|---|---|
Alpine | $867,000 | -33.1% | 59 | 7 | 92.7% |
American Fork/Highland | $547,500 | -8.5% | 40 | 58 | 100% |
Eagle Mountain | $499,990 | -.8% | 47 | 85 | 100% |
Lehi | $590,000 | -1.4% | 39 | 49 | 100.9% |
Lindon | $610,000 | -3.1% | 50 | 12 | 93.9% |
Mapleton | $450,679 | +5.2% | 125 | 56 | 95.3% |
Orem | $535,000 | +2.4% | 47 | 49 | 99.1% |
Payson | $615,000 | +18.6% | 53 | 31 | 100% |
Pleasant Grove/Cedar Hills | $532,500 | -6.6% | 33 | 32 | 97.8% |
Provo | $500,000 | +15.2% | 37 | 53 | 101% |
Salem | $478,600 | -8% | 28 | 28 | 99% |
Santaquin | $496,215 | -.8% | 61 | 28 | 99.8% |
Saratoga Springs | $490,925 | +5.9% | 42 | 121 | 99.2% |
Spanish Fork | $477,450 | +6.7% | 28 | 40 | 99% |
Springville | $496,500 | +5.2% | 46 | 26 | 100.3% |
Vineyard | $492,000 | +6.7% | 35 | 16 | 96.3% |
"Sold vs. List" is each city's median sold price divided by its median list price. It's a quick read on how close homes are selling to asking, not an average of every individual sale. Cities with fewer than 20 sales (Alpine, Lindon and Vineyard) can swing hard from month to month, because a single large or small home moves the median.
The Big Change Is How Many Homes Sold, Not What They Sold For
Sales fell in 12 of 16 cities compared with last August. The biggest drops were in some of the county's highest-volume markets. Lehi went from 128 sales to 49, a 62% decline. Spanish Fork fell 38%, Provo 35% and Eagle Mountain 34%. Four cities actually sold more homes than a year ago: American Fork, Lindon, Payson and Vineyard.
Mortgage rates are a likely part of the story. Freddie Mac's 30-year fixed average was 6.95% as of September 17, 2026, up from 6.26% a year earlier. That difference adds real money to a monthly payment, and some buyers are waiting.
We'll be honest about what this data can't tell you. We didn't pull inventory numbers this month yet (September isn't over), so we can't say from these numbers alone whether fewer sellers listed, fewer buyers bought, or both. What we can say is that fewer sales did not translate into falling prices.
Prices Held Year Over Year
Median sold prices rose in Payson (+18.6%), Provo (+15.2%), Spanish Fork and Vineyard (+6.7% each), Saratoga Springs (+5.9%), Springville and Mapleton (+5.2% each) and Orem (+2.4%). They fell in Alpine (-33.1%), American Fork (-8.5%), Salem (-8.0%), Pleasant Grove/Cedar Hills (-6.6%), Lindon (-3.1%), Lehi (-1.4%), and Eagle Mountain and Santaquin (-0.8% each).
Alpine's 33% drop is the number most likely to get repeated, and it's the one we trust least. Alpine had 7 sales this August and 10 last August. A median built on 7 homes tells you which 7 homes happened to sell, not what Alpine homes are worth.
Compared with our July report, median prices fell in 13 of 16 cities. Some of that is normal. Late summer brings a seasonal cooldown once school starts and families who planned a summer move are already settled. Comparing August with August is the fairer test, and by that test, the county is flat.
Homes Sold Faster Than Last August in Most Cities
Earlier this month we wrote that homes are sitting longer in Utah County. That post was built on July numbers. Measured against last August specifically, most cities are moving as fast or faster.
Spanish Fork dropped from 42 days to 28. Vineyard went from 52 to 35. Lindon went from 66 to 50, and Lehi from 49 to 39. Six cities slowed down, and two of them stand out. Mapleton went from 107 days to 125, and Santaquin from 47 to 61.
A slower market overall and faster sales in specific cities can both be true. Buyers who are active right now are decisive about the homes that fit, and they're walking past the ones that don't.
Where Homes Are Selling Below Asking
Six cities sold at or above list price at the median: American Fork, Eagle Mountain, Lehi, Payson, Provo and Springville. Provo led at 101.0%.
The cities where sellers gave up the most were Alpine (92.7%), Lindon (93.9%), Mapleton (95.3%) and Vineyard (96.3%). Mapleton is the clearest signal in this report. Homes there took a median of 125 days to sell and closed about $22,000 below the median list price. Four months on the market and a discount usually mean the same thing: the list price started too high.
What This Means for Sellers
What we're telling sellers this fall is simple. The market isn't punishing homes. It's punishing prices. In Lehi, Provo and American Fork, homes priced to the current market are still getting their asking price in about 40 days or less. In Mapleton, Santaquin and Alpine, homes are sitting for two to four months and selling below list.
With fewer buyers transacting, every showing counts more than it did two years ago. The homes that sell quickly are clean, repaired and priced right on day one. If you're planning to list, start with preparing your home to sell, then talk to us about pricing before you pick a number.
One more honest point. If your home has been listed for 60 days in a city where the median is 40, the market has already given you feedback. A price adjustment early costs less than a stale listing later.
What This Means for Buyers
Buyers have less competition than they did a year ago, and in some cities they have real room to negotiate. In Mapleton, Alpine, Lindon and Vineyard, the median home sold 4% to 7% below list. In Spanish Fork, Salem and Pleasant Grove, good homes still went under contract in about a month or less, so you won't have much time to decide.
What the data doesn't show is a price drop worth waiting for. Half the county went up year over year. If your plan is to wait for prices to fall, August doesn't support it. Your monthly payment depends more on the rate you lock than on shaving a few thousand off the price, so shop at least two lenders before you write an offer.
How We Pulled These Numbers
All figures come from Wasatch Front Regional MLS closed sales for August 1 to 31, 2026, compared with August 1 to 31, 2025. Prices and days on market are medians. Cities were pulled by ZIP code. Lehi includes 84043 and 84048. Orem includes 84057, 84058 and 84097. Provo includes 84601, 84604 and 84606. Pleasant Grove and Cedar Hills share 84062 and are reported together. American Fork's ZIP code, 84003, also covers Highland, so those numbers include Highland sales.
If you want to know what these numbers mean for your specific home or your specific search, reach out to our team. We'll pull the comps for your street, not just your city.
Frequently Asked Questions
What is the median home price in Utah County right now?
Utah County doesn't have one price. In August 2026, city medians ranged from $450,679 in Mapleton to $867,000 in Alpine. Most of the high-volume cities, including Saratoga Springs, Eagle Mountain, Provo, Orem, American Fork and Lehi, landed between $490,000 and $590,000.Are home prices dropping in Utah County?
Not year over year. In August 2026, median sold prices rose in 8 of 16 Utah County cities and fell in 8, and 13 of the 16 moved less than 9% in either direction. Prices did dip in 13 cities compared with July, which is typical for late summer.How long does it take to sell a home in Utah County?
In August 2026, median days on market ranged from 28 in Spanish Fork and Salem to 125 in Mapleton. Twelve of 16 cities were at 50 days or fewer. Homes priced correctly in the faster cities typically went under contract in about a month.Why did home sales drop in Utah County in August 2026?
Closed sales fell from 926 in August 2025 to 691 in August 2026. Higher mortgage rates are a likely factor, since the 30-year average was close to 7% by mid-September. Without inventory data, we can't say how much came from fewer sellers listing versus fewer buyers buying.Which Utah County cities are homes selling fastest in?
Spanish Fork and Salem were tied for fastest in August 2026 at a median of 28 days on market. Pleasant Grove/Cedar Hills (33 days), Vineyard (35 days) and Provo (37 days) were next.Are homes in Utah County selling over asking price?
In six cities, the median sold price matched or beat the median list price in August 2026: American Fork, Eagle Mountain, Lehi, Payson, Provo and Springville. Alpine, Lindon, Mapleton and Vineyard sold furthest below list, between about 93% and 96% of asking.Is fall 2026 a good time to buy a home in Utah County?
It depends on the city and your payment comfort, but competition is lower than a year ago. Sales are down about 25%, and in slower cities like Mapleton and Alpine, homes are closing below list. Rates near 7% mean it's worth getting pre-approved and comparing lenders before you start touring.
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.
