You’ve been watching St. George listings for months. Some of the same houses are still up. A few have quietly dropped their price. And you’re starting to wonder if you finally have some room to push.
You might. But “buyer’s market” gets thrown around loosely, so we went to the August 2026 numbers for Washington County and ran the test that actually matters: how much supply is sitting there compared with how fast it sells.
Short answer: Almost. Washington County had 5.5 months of supply in August 2026, just under the roughly 6 months many agents treat as buyer territory, and well above Utah’s 4.6. Prices dipped, homes took 71 days to sell, and sellers accepted 96.1% of their original list price. Buyers have real leverage, just not unlimited leverage.
Is St. George a buyer’s market right now?
St. George is a balanced market tilting toward buyers, as of August 2026. It isn’t a full buyer’s market yet. The Utah Association of REALTORS Local Market Update for Washington County put supply at 5.5 months, up from 5.4 a year earlier, with 2,153 homes for sale (up 6.8%).
Demand hasn’t collapsed, either. Pending sales rose 0.8% to 373 and closed sales slipped 5.6% to 374. Buyers are still showing up. They just have more to choose from.
What does months of supply tell you about a buyer’s market?
Months of supply estimates how long it would take to sell every home currently listed if nothing new came on and sales kept their recent pace. Lower means sellers have the edge. Higher means buyers do.
The common rule of thumb: under about 4 months favors sellers, somewhere around 5 to 6 is balanced, and roughly 6 or more is often called buyer territory. It’s a rule of thumb, not a law. Washington County’s 5.5 sits right at the edge of that range.
How does St. George compare with the rest of Utah?
Washington County has more supply than any big Wasatch Front county. Statewide, the Utah Association of REALTORS Monthly Indicators showed 4.6 months in August 2026. Only Iron County, next door, ran higher among the counties we checked.
| Area (August 2026) | Months of supply | Median sale price | % of original list received |
|---|---|---|---|
| Iron County | 6.2 | $422,800 | 94.5% |
| Washington County | 5.5 | $512,495 | 96.1% |
| Utah statewide | 4.6 | $525,000 | 95.9% |
| Weber County | 4.5 | $441,000 | 96.7% |
| Utah County | 4.2 | $524,000 | 96.7% |
| Salt Lake County | 4.0 | $554,990 | 96.4% |
| Davis County | 3.9 | $523,000 | 96.4% |
Source: Utah Association of REALTORS Local Market Updates for Iron County, Salt Lake County, Utah County, Davis County and Weber County, August 2026, all residential. Sale prices, not asking prices.
Are St. George home prices dropping?
A little, month to month, and not at all for the year so far. Washington County’s August 2026 median sale price was $512,495, down 3.3% from $530,000 a year earlier. The year-to-date median through August was $525,000, exactly where it was in 2025.
Asking prices tell a similar story. Realtor.com data on FRED shows the St. George metro median listing price at $615,000 in August 2026, versus $619,900 a year earlier and a peak of $788,000 in March 2022. That’s a list price, not a sale price, and it counts a different mix of homes, so it runs higher than the UAR median. Flat, with a soft edge.
How long are St. George homes taking to sell?
About 10 weeks. Washington County homes that sold in August 2026 spent a median 71 days on market until sale, per UAR, compared with 70 a year before. Through the first eight months of 2026 the figure was 72 days, up from 67.
Listings that haven’t sold yet are sitting too. Realtor.com’s median days on market for the St. George metro was 81 in August 2026, up from 53 in March. A listing past 60 days usually deserves a firmer offer.
How many St. George listings have cut their price?
Roughly 29%. FRED’s Realtor.com series counted 564 price-reduced listings against 1,946 active listings in the St. George metro in August 2026. A year earlier it was 608 out of 1,786, closer to 34%.
So there are more homes for sale, but a smaller share of sellers are cutting. That’s the part that keeps this from being a clear buyer’s market. Plenty of St. George sellers are holding their price and waiting, which is why negotiation here tends to happen at the offer and inspection stage rather than on the listing page.
For context, Homie’s September 2026 market analysis found 53% of its sold Utah listings needed a price cut, with a 98.58% list-to-sold ratio. Those are historical, Utah-wide baselines from Homie’s own sales, not St. George figures, and the ratio compares sale price to list price, a different measure from UAR’s percent of original list.
Which price ranges give Utah buyers the most leverage?
The very bottom and the very top. Homie’s September 2026 market analysis of Utah statewide supply by price band, using August 2026 data, ranks them this way (months of supply, most to least):
- Under $250,000: 7.7 months, 88 days on market (rolling 12 months)
- $1.5 million and above: 6.5 months, 86 days
- $1 million to $1,499,999: 5.8 months, 69 days
- $750,000 to $999,999: 5.2 months, 69 days
- $500,000 to $749,999: 4.4 months, 64 days
- $250,000 to $499,999: 3.9 months, 64 days
These are statewide numbers, drawn from the UAR Housing Supply Overview, not a St. George breakdown. Still, the pattern is useful. If you’re shopping above $1 million in Washington County, expect more room to negotiate than someone chasing a sub-$500,000 home.
Is Cedar City a buyer’s market?
By the rule of thumb, Iron County crossed the line. It had 6.2 months of supply in August 2026, up from 5.8, with inventory up 16.3% to 663 homes. Pending sales fell 19.1%, and homes took a median 83 days to sell, up from 68.
Prices didn’t follow, though. The Iron County median rose 5.2% to $422,800. Sellers there accepted 94.5% of original list, the lowest share in our table. Longer waits and deeper discounts off the first asking price, without falling medians.
Does the market look the same in Hurricane, Washington City, Santa Clara and Ivins?
Not necessarily. UAR’s report covers all of Washington County as one market, so St. George, Hurricane, Washington City, Santa Clara and Ivins are blended into that 5.5-month figure. A newer subdivision with builder inventory can behave very differently from an established neighborhood a few miles away.
Before you write an offer, ask your agent for the last 90 days of sold comps, active listings and price changes in that specific area and price range. That’s the months-of-supply test at street level, and it’s the first thing a Homie buyer’s agent will pull for you.
What can buyers negotiate in St. George right now?
Price, repairs and seller-paid closing costs are all on the table in a market with 5.5 months of supply. The UAR report notes its sale prices don’t account for seller concessions, so the real discount on some deals is bigger than the headline number shows.
- Price. Aim hardest on listings past 60 days or with a recent reduction.
- Seller concessions. Money toward closing costs, which some buyers use toward a rate buydown. Ask a loan officer what your loan program allows and whether a buydown beats a lower price for you.
- Repairs. After the inspection, ask for fixes or a credit. A real estate attorney can explain your contract deadlines.
- Terms. Closing date, included appliances, or a longer due diligence window.
Rates matter here. Freddie Mac reported the 30-year fixed at 7.03% as of September 24, 2026, up from 6.30% a year earlier. Run both options through the Homie affordability calculator before you decide which ask to lead with.
Should you wait for St. George prices to fall further?
We wouldn’t bank on it. The year-to-date median is flat, pending sales are up slightly, and a smaller share of listings is cutting price than a year ago. None of that points to a slide.
Our take: your leverage lives in the individual listing. If a St. George home fits your budget at today’s rates, negotiate hard on that house now. For more on why demand here stays steady, read why everyone keeps moving to St. George.
Quick answers
What is the median home price in St. George, Utah?
Washington County’s median sale price was $512,495 in August 2026, down 3.3% from a year earlier, per the Utah Association of REALTORS. The year-to-date median through August was $525,000, unchanged from 2025. The St. George metro median listing price on FRED, which reflects asking prices, was $615,000 the same month.
How many homes are for sale in Washington County, Utah?
UAR counted 2,153 homes for sale in Washington County in August 2026, up 6.8% from 2,015 a year earlier. Realtor.com’s count on FRED, which uses a different method, showed 1,946 active listings in the St. George metro. Either way, inventory is higher than last year, and new listings rose 4.1% in August.
How much below asking do St. George homes sell for?
Washington County sellers received 96.1% of their original list price in August 2026, up from 95.3% a year earlier, per UAR. On an illustrative home first listed at $550,000, that works out to about $528,550. The figure doesn’t count seller concessions, so some buyers are getting more off than it shows.
Is Utah a buyer’s market overall?
Not statewide. Utah had 4.6 months of supply in August 2026, per the Utah Association of REALTORS, which sits in balanced territory by the common rule of thumb. Salt Lake, Utah and Davis counties ran tighter, at 4.2 months or less. Southern Utah’s Washington and Iron counties had the most supply of the areas we checked.
The bottom line
St. George sits on the edge of a buyer’s market at 5.5 months of supply, with Cedar City just past it. That gives you room to ask for price, repairs or concessions, especially on listings that have been sitting. Just don’t expect sellers to hand it over without a well-supported offer.
Want a local agent who pulls the comps and knows which St. George listings have room? Buy with Homie, or browse the Homie agent directory to find someone who works Southern Utah. Whether you’re buying, selling, or doing both, Homie has your back.
— The Homie Team
*Examples are for illustrative purposes only. This article is general information, not legal, tax, lending or insurance advice.
*Market data from the Utah Association of REALTORS (August 2026), Realtor.com via FRED (August 2026) and Freddie Mac (September 2026). All data obtained from sources deemed reliable but not verified. Information not guaranteed.