Davis County Utah Real Estate Market Update | August 28, 2026

If you own a home in Davis County, or you’re thinking about buying one, the market has changed enough that you need to pay attention.

Based on MLS data updated August 28, 2026, Davis County has 1,057 active listings, 363 homes under contract, 68 sold properties in the report, 49 failed sales, and 9 coming-soon listings.

Now compare that with July 3.

On July 3, Davis County had 972 active listings, 420 under contract, 73 sold properties, 44 failed sales, and 13 coming soon.

That means in roughly eight weeks:

Active inventory increased about 8.7%.

Homes under contract dropped about 13.6%.

The number of sold properties in the report moved from 73 to 68.

Failed sales increased from 44 to 49.

That tells me quite a bit.

Buyers have more choices. Sellers have more competition. And getting a home listed is definitely not the same thing as getting a home sold.

I’m Todd Porter, also known as Utah Todd, a Davis County real estate strategist and founder of SURE Group. I’ve worked in real estate for more than 20 years, and my roots are right here in Davis County. My focus is helping sellers, move-up families, luxury homeowners, and wealth-building buyers understand what the market is actually doing so they can make a smart decision without getting caught up in the noise.

And the August 28 numbers are giving us a pretty clear message.

Davis County Is Becoming More Competitive for Sellers

The first number I want you to pay attention to is inventory.

We went from 972 active listings on July 3 to 1,057 on August 28.

That's 85 additional homes competing for buyers.

At the same time, homes under contract dropped from 420 to 363.

Another way to look at it makes the shift even easier to see.

On July 3, there were about 2.3 active listings for every home under contract.

By August 28, that had increased to about 2.9 active listings for every home under contract.

That's a meaningful change.

If you're selling, your buyer probably has alternatives.

They may have another home to see Saturday afternoon.

They may have three more saved on Zillow.

They may like your home but think another one is a better value.

And if your pricing doesn't make sense, they have more ability to wait.

That doesn't mean you should panic.

It means your strategy matters more.

Homes Are Taking Longer to Find Their Buyer

Days on market is another number I'm watching closely.

On July 3, active listings across Davis County were averaging about 66 days on market.

Using the August 28 city-level active data and weighting it by the number of active listings, the current active inventory is averaging about 71.5 days on market.

So we're roughly five and a half days slower than we were in early July.

Five days doesn't sound dramatic.

But don't look at it by itself.

Pair it with rising inventory and fewer homes under contract.

Now you have a pattern.

More homes are available.

Fewer are under contract.

And the available inventory is aging.

That's something a seller should understand before choosing a price.

Bountiful Is a Good Example of the Shift

Since Bountiful is one of the core Davis County markets I follow closely, look at what's happened there.

On July 3, Bountiful had 92 active homes and 38 under contract. Active listings were averaging about 66.7 days on market, with a median of 44 days.

On August 28, Bountiful had 105 active listings and 35 under contract.

Average days on market for those active listings had climbed to 77.8 days, with a median of 55 days.

There were also 13 Bountiful sales in the August 28 report, with an average sold price of about $662,108 and a median sold price of $565,000.

That's a really useful local example.

Inventory increased.

Under-contract activity slipped.

And active listings are sitting longer.

That doesn't mean Bountiful homes aren't selling.

Thirteen closed.

It means Bountiful sellers are competing harder for the buyer.

There's a difference.

Layton Is Showing a Similar Pattern

Layton is the largest active market in the August 28 data.

There are 255 active listings and 79 under contract.

Active Layton listings are averaging about 79.4 days on market, with a median of 56 days.

Go back to July 3 and Layton had 243 active listings and 92 under contract, with active listings averaging about 71.9 days on market and a median of 47 days.

So Layton has more inventory, fewer homes under contract, and older active inventory.

Again, that's not a headline saying, "Nobody is buying."

There were 18 Layton closings in the August 28 report.

It's saying buyers have choices.

If you're selling in Layton, you need to give them a reason to choose yours.

Kaysville and North Salt Lake Are Worth Watching Too

Kaysville moved from 64 active and 39 under contract on July 3 to 72 active and 30 under contract on August 28.

Average active days on market moved from about 63 days to 69 days.

North Salt Lake may be even more interesting.

July 3 showed 80 active homes and 26 under contract.

August 28 shows 86 active and only 14 under contract.

Average active days on market increased from about 58 days to 66 days.

Right now, North Salt Lake has more than six active listings for every home under contract.

That's very different from Clinton, where August 28 shows 51 active and 30 under contract.

Same county.

Very different competitive environment.

That's why I don't like blanket statements like, "Davis County is a buyer's market."

Which part of Davis County?

Which price range?

What type of property?

What condition?

Those questions matter.

Farmington Isn't Behaving Exactly the Same Way

Farmington helps prove the point.

On July 3, Farmington had 71 active listings and 29 under contract.

On August 28, it had 80 active and 29 under contract.

Inventory increased, but under-contract inventory held steady.

And active average days on market actually improved, moving from about 78 days in July to 71.6 days on August 28.

So I wouldn't talk to a Farmington seller exactly the same way I'd talk to a North Salt Lake seller.

That's the value of looking at the local numbers instead of repeating a national housing story.

Davis County Isn't One Price Point Either

There's a huge range in what people are shopping for across Davis County.

On August 28, the median active list price was about $369,500 in Sunset and $409,000 in Clearfield.

Layton was about $475,000.

Clinton was around $515,000.

Bountiful was $550,000.

North Salt Lake was about $569,950.

Syracuse was $612,500.

Kaysville was about $795,000, Fruit Heights about $799,900, and Farmington was roughly $890,000.

Those buyers aren't all behaving the same way.

The buyer trying to keep a payment manageable in Clearfield is making a different decision than the family moving into an $800,000 home in Kaysville.

A Farmington luxury seller is dealing with a different buyer pool than a first-time seller in Layton.

That's why pricing a house based on a countywide average can get you in trouble fast.

Price Reductions Are Already Built Into This Market

One of the most telling things in the August 28 data is the difference between original asking prices and current asking prices.

Every Davis County city group with active inventory shows a lower average current list price than its average original list price.

That doesn't mean every single house has reduced its price.

It does tell us that price adjustments are showing up throughout the active market.

In Bountiful, active listings averaged about $732,767 at the original asking price and roughly $706,228 at the current asking price.

In Layton, the averages moved from about $554,374 originally to $535,204 currently.

Kaysville went from about $967,404 to $942,476.

Farmington went from approximately $1.149 million to $1.119 million.

That's sellers responding to the market.

Sometimes a reduction is exactly the right decision.

I'd just rather get the pricing strategy right before you've spent 45 days proving to buyers that it was wrong.

You can change a price.

You can't recreate launch day.

Some Homes Are Still Getting Strong Offers

This is where I don't want sellers to misunderstand the market.

More inventory does not mean every buyer is waiting around for a discount.

Look at the homes that actually closed.

The August 28 report includes 68 sold properties, with an average sold price of about $573,315 and a median of about $529,625.

And in a few cities, the closed-sale numbers were especially interesting.

In Kaysville, six sold properties averaged about $631,065, compared with an average final list price of about $629,631.

In Syracuse, five sales averaged about $525,300, compared with an average final list price of $520,800.

And three West Point sales averaged about $610,792, compared with an average final list price around $606,633.

Those are small samples, so I'm not going to pretend they predict what happens next month.

But they prove something.

Buyers will still act when they believe the home and the price make sense.

This isn't a market with no demand.

It's a market where buyers can be more selective about where they put their money.

The 49 Failed Sales Deserve Attention

There's another number sellers shouldn't skip.

Forty-nine properties are categorized as failed sales in the August 28 data.

On July 3, that number was 44.

The data doesn't tell us why each individual sale failed, so I'm not going to guess.

Financing can fall apart.

Inspections can create problems.

People change plans.

Properties can be withdrawn.

A lot can happen.

But 49 failed sales should remind you of something basic.

Putting a home on the market doesn't guarantee a successful closing.

The work before the listing matters.

The pricing matters.

The preparation matters.

The buyer's confidence matters.

The contract matters.

And what happens after you accept the offer matters too.

What Should a Davis County Seller Do Right Now?

If you're thinking about selling in the next 30 to 180 days, I wouldn't rush to the MLS.

I'd start with your numbers.

What is your home realistically worth today?

What are buyers comparing it against?

How much equity do you have?

Does the property need work?

Which improvements actually matter and which ones are a waste of money?

Where is your likely buyer coming from?

What will that buyer see as a strength?

What are they going to question?

That's why I built my EPIC Selling System and EPIC Pre-Launch Strategy around preparation before exposure.

The EPIC Selling System looks at pricing, property preparation, buyer psychology, market position, digital marketing, launch strategy, offer review, negotiation, contract management, and equity protection.

The Pre-Launch Strategy is designed to solve problems before the public sees the home.

Selling a home shouldn't be a guessing game.

Especially when buyers have 1,000-plus active properties to choose from across the county.

What Should Davis County Buyers Do?

Buyers have gained something valuable.

Choice.

Use it.

Don't confuse choice with permission to make ridiculous offers on every property. Good homes are still selling.

Instead, use the market to slow down and think.

Compare properties.

Understand the payment.

Look at inspection risk.

Think about resale value.

Look beyond the listing photos.

If you're planning to own the home for years, think about what that property could do for you long term.

I approach buyer strategy with an investor mindset because the house isn't just something you purchase.

It's an asset you're going to own.

The question isn't only, "Can I get this offer accepted?"

It should also be, "Does owning this property make sense for me?"

What About Move-Up Families?

This is one of the groups I think needs the most planning right now.

Maybe you've owned your Davis County home for ten years.

You've got equity.

You need more space.

But your existing interest rate is hard to walk away from.

That's a very real decision.

Don't solve it by looking at the new mortgage payment by itself.

We need to look at the whole move.

What can your current home sell for?

What will you net?

How much of that equity goes into the next property?

Do you sell first?

Buy first?

Use a contingency?

How much competition will you face on the home you're selling compared with the one you're buying?

Move-up families have two transactions to manage.

Planning them together can make a huge difference. Todd's work with move-up clients specifically centers on protecting equity and planning both sides of the move instead of treating them as separate decisions.

Is Davis County a Buyer's Market Right Now?

I wouldn't give the whole county one label.

The August 28 numbers clearly show that buyers have more selection and sellers have more competition than they did in early July.

Active inventory is up 8.7%.

Under-contract inventory is down about 13.6%.

Active properties are taking longer to move.

Price adjustments are showing up across every city group.

But 68 properties also closed in the latest report, and some city groups produced closed-sale averages at or above their final asking-price averages.

So my read is this:

Davis County has shifted toward a more buyer-selective market, but properly positioned sellers can still get good results.

That's a lot more useful than arguing about whether to call it a buyer's market or a seller's market.

Frequently Asked Questions About the Davis County Real Estate Market

How many homes are for sale in Davis County right now?

The MLS data updated August 28, 2026 shows 1,057 active listings across the Davis County city groups in the report.

Is Davis County inventory increasing?

Yes. Active inventory increased from 972 on July 3 to 1,057 on August 28, an increase of roughly 8.7%.

Are fewer Davis County homes going under contract?

Compared with July 3, yes. Under-contract inventory moved from 420 to 363, a decline of about 13.6%.

Are Davis County home prices crashing?

These weekly figures don't support making that claim. The August 28 sold properties had a median sold price of about $529,625, compared with a $540,000 median among the July 3 sold properties. Weekly property mix can change those numbers, so I wouldn't use two weekly reports alone to declare a broad price trend.

Should I reduce the price of my Davis County home?

Maybe, but first figure out why buyers haven't responded. Price is one possibility. Condition, presentation, competition, marketing, buyer confidence, or simply being in a slower price segment could also be part of it. Diagnose the problem before changing the number.

Should I wait until 2027 to sell?

Nobody knows what 2027 will hand us. Start with your equity, your reason for moving, your next purchase, your financial position, and the current competition around your specific home. Waiting is a strategy only when you know what you're waiting for.

Before You Make Your Next Move in Davis County

The biggest takeaway from the August 28, 2026 Davis County real estate market data is pretty simple.

Buyers have more options.

Sellers have more competition.

Homes are taking longer to move.

Price corrections are happening.

But people are still buying homes, and sellers who get the positioning right are still getting deals done.

So don't make your decision from a headline.

Make it from your numbers.

Todd Porter, also known as Utah Todd, is a Davis County real estate strategist and founder of SURE Group helping sellers, move-up families, luxury homeowners, and wealth-building buyers protect equity, understand the market, and make smarter real estate decisions with a real plan. His work is built around more than 20 years of real estate experience, Davis County market knowledge, investor-minded thinking, seller preparation, and truth-first education.

Davis County first. Wasatch Front reach. Wasatch Back influence.

If you're thinking about selling, the next step isn't necessarily putting your home on the market.

Start with an EPIC Home Value Review and find out where your home, your equity, and your competition actually stand before you make the decision.