Ogden Valley Market Update: What’s Changed (and What’s Coming Next)

From the fast-paced frenzy of recent years to the more balanced and strategic market we’re seeing today, this conversation gives real insight into what’s changed — and what it means moving forward.

We dive into current stats, pricing trends, inventory shifts, and buyer behavior, all through the lens of Ogden Valley specifically. If you’ve been watching this area or thinking about making a move, understanding the bigger picture is key.

Transcript

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Welcome to the Buff Show, a show brought to you by Mountain Buff Real Estate. We are dedicated to chasing down the buffs of the world and bringing their expertise right to you. We are, I would say in the valley, we're we're pushing towards almost being a buyer's market. However, prices are still remaining pretty stable. But just because of our supply and demand, if you were to look at a month's supply of inventory, we have we have so much inventory right now that even at our current rate, like just selling out of the inventory that we have, it's gonna be a struggle. So, all right, guys, welcome to the Buff Show. Today we have a market update for Ogden Valley. So, Eden, Huntsville, Liberty, listen up. This one's for you. Okay, so to get started, I want to give you just an idea. We're gonna be going over Q1 numbers going back to 2020 all the way up until 2026. So you can kind of have an idea what the market's been doing in the Ogden Valley. But first, I want to give you kind of a glimpse of what the entire state's doing. And these are our most recent numbers for the entire state as of 2026, as of February 2026. So your median sales price is 505,000. Your average sales price is 661,000, average days on market until a home goes under contract is 79 days. And then for Weber County, your median sales price is 438,000, average sales price is 501,000, and average days on market until a home goes under contract, 81 days. So it's been interesting. It's kind of been this roller coaster of a ride. Um, we had COVID, and then it seemed like everybody was able to work from home, and so they where they lived mattered more and they wanted to live in places that they could recreate. We saw a huge explosion in the Ogden Valley market around that time. It was like 2021, is kind of when the market was the hottest in the valley because everybody was moving from the big cities to places that they could recreate because they didn't have to be tied to their offices. Um, a lot of jobs allowed um employees to work from home. And so that was like a huge shift in the the labor market and really pushed a lot of people over to the Wasatch back because they're like, well, we don't have to commute, don't have to live close to work anymore. So let's live in a fun place where we actually want to be. And that was like a big push for um the Wasatch back. So I'm gonna go over um and kind of tell you this story of what we've seen going past going back the past five to six years, so you can have an idea on where we were and where we're at today, and maybe that will help you decide where we're going. Um so back in 2020, the average days on market until home went under contract for a single-family home and condo, um, this is kind of all of them together. Um, so anything that's residential building was 164 days on market until it went under contract. That dropped all the way down to 53 days on market in 2021. And again, that's just because of that COVID push of people um relocating. Interest rates got super appealing um then as well. 2022, it jumped up to 66 days on market. Also, please keep in mind this is just comparing Q1 um going back six years. So um today is April 10th, 2026. So I'm I'm I'm just showing you kind of what the the first quarters of each year have been doing going back. In 2023, you were 92 days on market, in 2024, 114 days on market. In 2025, it dropped to 80 days on market in 2026. We were 84 days on market on average, and that's that's pretty that's where we're at today. If if you list a house in the valley, on average, you're gonna be on the market about three months until you get an offer, and then it takes another um month to month and a half to close, depending on the contract. As far as units sold, single family home units sold, we really hover between 20 and 30. Um, our peak was in 2021, where we sold 30, and in 2026 we were at 20. The single family average sold price in 2020 was 626,000, and that jumped up continually until 2025, where we had a small decrease. So um in 2021 it was 979,000, it jumped up to 1.17 in 2022. It jumped up to um 1.282, so almost 1.3, and 2024 it jumped up, and this was kind of the peak on our average sold price. It jumped up to 1.467, and then in 2025 it pulled back to 1.229, and then in 2026, we went up to 1.354 is the average sold price in the valley. Condos every first quarter we're selling anywhere between five to ten on average. The biggest story I think you can learn here is in 2020 that average condo sold price was 317,000. And in 2026, the average condo sold price was 592,000. So we've seen a huge increase there. Condos have consistently trended upwards, and they've really held their value quite strong in the valley. Um there haven't been too many new um developments that are condos that have been built. There's been maybe two projects in Eden, um, one up at Powder, but there haven't been a whole lot of condos that have been added. So it's been a pretty fixed um inventory and supply there. Um, there haven't been a bunch of new inventory that that's really come up and and changed things a whole lot, however, that might change. Um, townhouses in the first quarter, we've had anywhere from zero to five. In 2021, we had 23, and the average sold price was 505,000. That's because in 2021 they were building the village townhomes, and there were quite a few units in there, and those sold. Um, in 2025, there was not, we didn't sell any townhomes in that quarter. In 2026, one sold for a million, 1.1 basically. So that's kind of crazy to see the evolution of townhomes. But again, there's not a whole lot of townhome options in the valley. Um, you have uh some options over in Huntsville, uh Edgewater. Um, you have the village townhomes that are kind of the most recent ones that are um true like townhome units. And I'm trying to think of what other ones are really classified as townhomes. So you don't have a lot of uh the ridge townhomes. So those are that's a newer development in Eden. Those are like the luxury-style townhomes, and that's I think that's the one that sold in 2026 that really kind of set that new benchmark. And those are selling. I mean, you can buy one of those upwards of 1.5 million right now. So that's kind of crazy. Um, new listings um in 2020. So these are new listings that came to the market in the quarter, in the first quarter of that year. 2020, there was 73, in 2021, there was 60. Uh, we've been anywhere from 60, well, I guess 52 to 82. In 2026, that was our highest new listing count. Um, we had 82 new lit new residential listings. Um, the average percentage of new listings sold, we are down to 31%. So if you look at, well, we had 82 came for sale, um, and only 20 sold that quarter. We have definitely like a surplus of inventory right now, which is is pretty crazy. So that's why we're seeing our days on market get pushed up. We're still not the highest that we've seen. Like back in 2020, we were 164 days on market. Um, and it's kind of crazy because our prices have been still doing pretty stable overall, despite having such a surplus in uh in inventory, which has been crazy. The other stat I want to talk about is the new average asking price. So in 2020, the average asking price was 678,000. And in 2026, it was 1.9 million. So we've seen some huge um jump-ups there. There was one property that um was, I guess a few that were listed this quarter that might be skewing that number. Um, but even if we jump back to 2025, which I would say is more accurate, it was 1.4 million um is the new median asking price, which I would I would agree with. Um the prices have just shot up uh for homes along the Wasatch back. This is kind of interesting. So, like I mentioned, today is April 10th. Um so as of today, April 10th, there are 119 homes active available for sale on the market in Eden Huntsville, Liberty right now, which is a lot. Um this same day in 2025, there was 87. So that's a 36% increase in inventory um going back just one year. And then if we go back to April 10th, 2024, there was 66. So even from the 24 to 25, we had a 31% increase. So in 2023, there was 57 homes available for sale. So we went from um 80 today, we're at 119 down to 87, down to 66, down to 57. And in 2022, there was only 28 homes available on the market, and that's when back when like every home was selling. Like you'd put it up, it'd be gone two weeks later. It was it was wild. Um, and then if you go back to 2021, there was 28 homes for sale uh on that day as well. So, and then if you go back to 2020, there was 93. So the the hottest time in the market in Ogden Valley was in um in 2022, 21 2021 and 2022. Man, I'm getting these all uh tongue-tied here. But that just gives you an idea. So 28 days on Mar or 28 homes available um this time of year back in 2021 and 2022. And today we are at 119. So it's pretty wild. We have we have 90 more homes available um for sell, and we're selling about the same, maybe a little bit less than we were back then. Um, but we're we've always averaged around 20 to 30 a quarter, so we just have way more inventory right now. That's why we're seeing our days of market increase. Um we have a number of listings uh for sale in the valley right now, and we're getting activity, we're getting showings. Um I would say we're probably on across all the listings that we have right now, we're averaging um one a week, maybe. Um, so it's not not a ton. Um open houses will get anywhere from zero to two or three groups come through. Um, it's just it's a lot slower and a little bit more sticky right now. And I think that's because buyers just feel like they have the upper upper hand right now because of the amount of inventory that's available. Um, for our our Little Valley, 119 homes available as of today. That's just a lot of inventory right now compared to what's selling. So it's interesting. Um prices are still holding strong for the most part. Um, we are seeing some price drops. It's not really a time in the market to really see how far you can push the envelope and try and uh beat previous comps and set new records. Um, if you want to sell right now, uh I would recommend being more aggressive on your pricing and being more realistic and um just being where the market is at or slightly under if you want to get it sold in a timely and effective manner right now. Let's talk about land um briefly. So um this is again comparing first quarter going back to 2020. Um right now our average days on market for land is about 198 days on market. Um, last year in 2025, it was about 95 days on market. The only reason I think that is so much higher is there were a lot of lots that were just left online this winter because we didn't really have a winter. Um, so I think um if if people pull their lots off the market, it'll kind of reset the days of market on the MLS. Um, and I don't think very many pulled their lots off the market because it was such a mild winter. People were able to go out and still look at lots and shop around. Um, we've consistently sold, I would say our average the past three years, about 20 lots per quarter per first quarter. It's interesting. You go back to 2020 and the the the average residential sold lot was 153,000. We're up to 545,000 on your average um lot price. So that's that's kind of crazy. Um we had 50 new listings in 2026 in the first quarter, as far as new lot listings, and 20 of them we sold 20. So there there is quite a bit of inventory there on the lot side, only about 40% of the lots are selling. And the new average asking price for a lot is about$636,000. So to kind of bring this back all together, we are, I would say in the valley, we're we're pushing towards almost being a buyer's market. However, prices are still remaining pretty stable. But just because of our supply and demand, if you were to look at a month's supply of inventory, we have we have so much inventory right now that even at our current rate, like just selling out of the inventory that we have is gonna be a struggle. So unless interest rates change or market dynamics change, um we we have a lot of inventory to burn through. And the sellers that are going to sell in this market are either gonna have really unique desired properties or they're gonna be uh more aggressive on their pricing or just get lucky and find a buyer that just, you know, their home is exactly what that buyer wanted. So I just wanted to shoot this and give you guys uh an overview of where the market is for Q1 2026 for Ogden Valley. Um, if you guys have any questions at all or would like to talk through more of these numbers or have us take a look at a property you have, feel free to reach out to us anytime and we'd be happy to help you out. Thanks, guys.