You typed your address into three websites and got three different answers. One says $540,000. Another says $585,000. Your neighbor swears his place down the street sold for more than both.
So which one is real? Probably none of them, at least not yet. An online number is a starting point. What your house is worth is what a buyer will pay for it this fall, in your county, against the listings sitting next to yours.
Short answer: As of September 2026, the median Utah home sold for $530,000, and medians in the five biggest counties ran from $447,000 (Weber) to $553,600 (Salt Lake). Your number depends on nearby sales, condition and competition, so treat the median as a gut check and get a local agent’s estimate built from comparable sales.
How much is my house worth in Utah right now?
Your Utah home is worth roughly what similar homes near you sold for in the last few months, adjusted for size, condition and updates. Statewide, the median sale price was $530,000 in September 2026, up 1.9% from a year earlier, according to the Utah Association of Realtors.
That’s the middle of every sale in the state, from a Logan condo to a Park City cabin. Useful context, useless as a price tag.
Timing matters, too. Inventory statewide hit 17,528 homes in September, up 3.6% from a year ago, and there was 4.7 months of supply. More choices for buyers means less room for a hopeful list price.
What is the median home price in my Utah county?
Among the five biggest counties, September 2026 medians ranged from $447,000 in Weber County to $553,600 in Salt Lake County, based on the Utah Association of Realtors’ Local Market Updates. These count all residential sales, so single-family homes and condos are mixed together.
| County | Median sale price,
Sept 2026 (vs Sept 2025) |
% of original list price received | Median days until sale |
|---|---|---|---|
| Salt Lake | $553,600 (down 1.1%) | 96.3% | 56 |
| Davis | $521,500 (down 4.3%) | 96.8% | 55 |
| Utah County | $519,990 (up 4.2%) | 97.0% | 60 |
| Washington | $499,495 (down 3.6%) | 95.9% | 70 |
| Weber | $447,000 (up 2.8%) | 96.5% | 67 |
| Utah statewide | $530,000 (up 1.9%) | 96.1% | 65 |
Two counties moved the opposite way from the rest. Davis County’s median slipped 4.3% while inventory there climbed 13.6%. Utah County’s rose 4.2%, and its inventory barely budged (up 1.2%). If you’re in Kaysville or Layton, last year’s comps may read high. In Lehi or Spanish Fork, they may read low. And with inventory up across all five counties, price against what’s active and pending this fall, not last spring’s closings.
How much below list price are Utah homes selling?
Utah sellers received 96.1% of their original list price on average in September 2026, statewide. On a $550,000 list price, that’s about $21,000 less than the sticker by the time the deal closed.
The gap varies by county. Utah County sellers got 97.0% of their original asking price. Washington County sellers got 95.9%, and their homes took 70 days to sell.
Homie’s September 2026 market analysis found a 98.58% list-to-sold ratio across Homie’s recent Utah sales. That’s a different measure from UAR’s “original list price” figure, so don’t compare the two one to one. The takeaway is the same, though. Buyers negotiate, and the list price is where the conversation starts.
How accurate are online home value estimators?
Online estimators are decent at ballparks and weak on specifics. They work from public records and recent sales, so they can’t see your new kitchen or the busy road behind your fence.
They also struggle where sales are thin. A unique lot in Holladay or a cabin near Eden may have only a few true comparables in a year, and an algorithm will fill the gap with homes that aren’t really similar.
So why do two sites give you two different numbers? Each one uses its own model, its own data sources and its own update schedule. A wide spread between them doesn’t mean either one is broken. Treat the range as the useful part.
We wrote more about this in why so many homeowners overvalue their home.
What’s the difference between an online estimate, a CMA and an appraisal?
An online estimate is an algorithm’s guess. A comparative market analysis (CMA) is a local agent’s estimate built from hand-picked recent sales near you. An appraisal is a licensed appraiser’s formal opinion of value, usually ordered by the buyer’s lender after you’re under contract.
For deciding a list price, the CMA is usually the most useful of the three because an agent can walk through your home and adjust for what the data misses. Our CMA vs. appraisal vs. Zestimate breakdown goes deeper on how each number gets built.
How does price per square foot work in Utah?
Price per square foot is the sale price divided by finished living space. In September 2026, single-family homes sold through UtahRealEstate.com’s MLS went for a median of $230.54 per square foot, with a median size of 2,672 square feet and a median price of $590,000, according to UtahRealEstate.com.
It’s a quick sanity check, not a pricing method. A 1,400 square foot rambler and a 4,000 square foot two story in the same Draper subdivision won’t sell for the same rate. Smaller homes usually sell for more per foot.
What makes a home worth more or less than the county median?
Location inside the county matters most, followed by size, condition and lot. Here’s roughly how buyers and appraisers weigh it, starting with what moves price the most:
- Neighborhood and exact location. A home in Bountiful and one in Clearfield are both “Davis County,” but they aren’t priced alike.
- Size and layout. Finished square footage, bedrooms and bathrooms, and whether the basement is finished.
- Condition and updates. Buyers bid differently on a 2005 kitchen than a 2024 one, and appraisers adjust for it.
- Lot and views. Big yards, mountain views and backing onto open space add value. Busy roads and power lines take it away.
- Competition on the day you list. If three similar homes sit nearby with price cuts, buyers will use them as leverage.
How often do Utah sellers have to cut the price?
More often than most sellers expect. Homie’s September 2026 market analysis found that 53% of solds needed a price cut.
Timing shows the cost of starting high. Homes priced correctly at launch sold in about 34 days, compared with about 101 days for homes that sold after a later price reduction. That’s two extra months of mortgage payments, utilities and yard work.
Our take: the number you list at matters more than the number you hope for. In a county like Washington, with 6.0 months of supply in September 2026, an overpriced home just becomes the listing that makes the others look like deals.
Should I get an appraisal before listing?
Most Utah sellers don’t need a pre-listing appraisal. A CMA from a local agent is usually enough to set a price, and the buyer’s lender will order its own appraisal anyway.
A pre-listing appraisal can make sense for an unusual property with few comparables, a sale between family members, or a divorce or estate where everyone needs a neutral number. For those, ask a licensed appraiser, and for estate or divorce questions, a real estate attorney.
How do I get a real number for my Utah home?
Start with the county median, use online estimates as a range, then get an agent’s estimate built from recent sales near you.
A free Homie home value report is prepared by a Homie agent who compares your home to similar homes that recently sold nearby. The report is emailed within 48 hours, and an agent follows up to review it. It doesn’t replace an appraisal, but it gives you a realistic starting point. When you’re ready to talk next steps, our seller toolkit walks through prep and timing.
Quick answers
What is the average home price in Utah right now?
The median Utah home sold for $530,000 in September 2026, up 1.9% from September 2025, according to the Utah Association of Realtors. Single-family homes run higher: UtahRealEstate.com reported a $590,000 single-family median for September 2026 across its MLS.
Are Utah home prices going down?
Not statewide, but some counties are softening. As of September 2026, Davis County’s median fell 4.3% from a year earlier and Washington County’s fell 3.6%, while Utah County rose 4.2% and Weber rose 2.8%. Inventory is up in all five large counties, which gives buyers more room to negotiate.
Is Zillow accurate in Utah?
Online estimates in Utah can land close on cookie-cutter homes in active neighborhoods and miss badly on unique properties, rural lots or homes with major updates. They can’t see condition. Use any online number as a range, then compare it with recent nearby sales or an agent’s estimate before you pick a list price.
How long does it take to sell a house in Utah?
Statewide, homes that closed in September 2026 took a median of 65 days from listing to sale, per UAR. Pricing changes that a lot: Homie’s September 2026 market analysis found about 34 days to sell when priced correctly at launch versus about 101 days after a later price reduction.
What’s in Homie’s free home value report?
A Homie agent compares your home’s details with similar homes that recently sold nearby and what they sold for. The report lands in your inbox within 48 hours, and the agent follows up to walk you through it. It’s an estimate of what you could list for, not an appraisal, and it costs nothing.
The bottom line
Your Utah home is worth what nearby buyers will pay this fall, not what an algorithm or last year’s comps say. County medians from $447,000 to $553,600 tell you where you sit. A local, comp-based estimate tells you what to list at. In Homie’s Utah sales, homes priced right at launch sold in about 34 days, versus about 101 after a later cut.
Want a real number for your address? Get your free home value report from a local Homie agent and see where you stand before you decide anything. 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 (September 2026 statewide and county Local Market Updates, current as of October 10, 2026), UtahRealEstate.com (September 2026) and Homie’s September 2026 market analysis. All data obtained from sources deemed reliable but not verified. Information not guaranteed.