127 homes closed in Saratoga Springs during July 2026. That's every closed sale in the city, not just my listings, pulled from the MLS on August 1.
The median sale price across all property types was $515,000. The median time on market was 50 days.
But the number that tells you the most about this market isn't the price. It's this: 20% of July's closings sold at exactly their original list price, and 76% of them included seller-paid concessions. The sticker price held. The money moved somewhere else.
Here's the full breakdown.
The headline numbers
- 127 closed sales in Saratoga Springs in July 2026
- Median sale price: $515,000 across all property types
- Median days on market: 50
- Median price per square foot: $200
- 60% of homes sold were built in 2025 or 2026. New construction is driving this market
- 76% of closings included a seller-paid concession, with a median of about $10,900 (roughly 2.3% of the sale price)
- 61% sold below their original list price, by a median of 3.4%
- 26% of buyers used FHA or VA financing. 6% paid cash
By property type
| Property Type | Sales | Median Price | Median $/SF | Median DOM |
|---|---|---|---|---|
| Single-family | 76 | $608,750 | $200 | 44 days |
| Townhome | 35 | $445,000 | $188 | 50 days |
| Condo | 16 | $305,200 | $240 | 158 days |
Notice the price per square foot running backwards. Condos posted the highest $/SF in the city at $240, and townhomes the lowest at $188. That's normal. Smaller homes carry their fixed costs (kitchen, mechanicals, roof) over fewer square feet, so the per-foot number climbs as the home shrinks. It's a reminder that $/SF is a sanity check, not a pricing method.
Neighborhood by neighborhood
Every neighborhood below recorded at least two closed sales in July. Utah is a non-disclosure state, so I don't publish individual sale prices or addresses. These are neighborhood medians only.
| Neighborhood | Sales | Median Price | Median DOM | Median $/SF | Property Types |
|---|---|---|---|---|---|
| The Valley at Wildflower | 21 | $449,900 | 16 | $179 | Single-family, Townhome |
| Highridge | 19 | $321,878 | 194 | $221 | Condo, Single-family, Townhome |
| Ridgehorne | 11 | $490,000 | 166 | $202 | Single-family, Townhome |
| Wander | 8 | $467,454 | 44 | $253 | Single-family |
| Brixton Park | 7 | $599,900 | 16 | $198 | Single-family |
| Legacy Farms | 5 | $515,000 | 50 | $201 | Single-family, Townhome |
| The Village of Fox Hollow | 4 | $572,450 | 61 | $178 | Single-family |
| Wildflower | 4 | $499,950 | 102 | $228 | Condo, Single-family |
| The Ridge | 3 | $699,900 | 106 | $225 | Condo, Single-family |
| Harvest Hills | 2 | $565,000 | 26 | $210 | Single-family |
| Lake Mountain Estates | 2 | $543,700 | 50 | $195 | Single-family |
| Quailhill | 2 | $592,500 | 50 | $182 | Single-family |
| Starhaven Villas | 2 | $846,875 | 19 | $234 | Single-family |
| The Benches | 2 | $648,250 | 110 | $171 | Single-family |
| Northshore | 2 | $391,950 | 58 | $234 | Townhome |
| Toll Brothers at Wildflower | 2 | $1,057,873 | 49 | $237 | Single-family |
The remaining 31 sales were spread one apiece across smaller pockets of the city. A single sale isn't a trend, and in a non-disclosure state reporting it would be reporting somebody's private closing, so I've left those out.
What stood out
The Valley at Wildflower was the busiest address in the city. Twenty-one closings, more than any other neighborhood by a wide margin, and a median of 16 days on market. All of them were 2026 builds, split between single-family homes and townhomes. When a builder has product ready and priced to move, it moves.
Highridge is the opposite picture, and it needs context. Nineteen sales at a 194-day median. That number looks alarming until you know what's in it. Highridge closings were mostly newly built condos, and builder listings often go on the MLS at the framing stage. The clock starts long before the home is finishable. Those 194 days are mostly construction time, not a home nobody wanted.
Ridgehorne shows the same pattern at 166 median days, again on 2026 construction.
Brixton Park was one of the fastest movers. Seven single-family homes at a 16-day median. Starhaven Villas and Harvest Hills also turned quickly, at 19 and 26 days.
The Village of Fox Hollow and The Benches posted the lowest price per square foot among active neighborhoods, at $178 and $171, both on some of the largest median home sizes in the city, north of 3,300 square feet. If you're shopping on space per dollar, that's where July's data pointed.
Wildflower's spread was the widest. Four sales ranging from a condo in the high $200s to a single-family home over $700,000. It's one of the few neighborhoods in the city where a first-time buyer and a move-up buyer are shopping the same map.
And the top of the market showed up in Toll Brothers at Wildflower, where two closings averaged just over $1.05 million, the high end of July's new construction.
The concession story
This is the part I'd want you to read twice.
Twenty-six of July's 127 sales, 20% of them, closed at exactly their original list price. Not a dollar over, not a dollar under. That sounds like a market with no negotiation happening.
It isn't. Of those sales that landed exactly at the original asking price, 81% included a seller-paid concession, with a median around $13,400.
Across all 127 closings, sellers paid out more than $1.1 million in concessions in a single month.
Here's why that matters. Builders in particular resist cutting the headline price, because a public price cut resets the value of every remaining home in the subdivision. What they'll do instead is buy down your rate, cover your closing costs, or throw in upgrades. Resale sellers are doing a version of the same thing: 71% of resale closings included a concession too, though at a lower median of about $9,000 versus $13,400 on new construction.
If you only look at sale prices, you'll conclude this market is firm. If you look at concessions, you'll see where the negotiation actually happened.
That gap is exactly why automated valuation tools struggle in Utah. They see a price. They don't see the $13,000 rate buydown that made the price possible.
This is the kind of thing I break down every month. If you'd like the Saratoga Springs numbers in your inbox the first week of every month, you can sign up for the monthly market update.
If you're buying
Ask what's available beyond the price. Three out of four July buyers got something. If you're negotiating only on price, you're negotiating on the one lever the seller is least willing to move.
Understand what days on market means on a new build. A builder listing showing 180 days isn't a stale home. Judge new construction on the incentive package and the completion date, not the DOM. I broke that down in new construction vs. an existing home.
The market has room in it. 61% of homes sold below their original list price, by a median of 3.4%. Homes are still being listed high and corrected down. That's a negotiating position, but it's earned with patience, not with a lowball on day one.
Watch the $/SF trap. A $240 per foot condo isn't overpriced compared to a $188 per foot townhome. Different products, different math.
If you're selling
The market is sorting homes by whether they were priced right on day one. Some neighborhoods turned in a couple of weeks. Others sat. The difference wasn't the neighborhood. It was the price and the presentation.
Your competition is a builder with a budget. With 60% of July's sales being 2025 or 2026 construction, your buyer is comparing your resale home to a brand new one with a rate buydown attached. You don't have to beat that, but you have to know it's on the table when you set your price. Here's how to compete with new construction.
Budget for the concession before you list. If 76% of sales are including one, plan for roughly 2% to 3% of your sale price to come back out at closing. A seller who prices without accounting for that gets surprised at the negotiating table.
Original list price is where the damage happens. The median home that sold under its original price gave up 3.4%. On a $600,000 home that's about $20,000, most of which came from starting too high and correcting late. Overpricing is the single most expensive mistake I see, and I wrote about what it does to your days on market.
A citywide median tells you the trend. It doesn't tell you what your specific home, in your specific neighborhood and condition, would sell for today. That takes a real look at your comps. If you're weighing a move, I'll prepare a free home valuation based on recent sales near you, with no obligation.
The market speaks, and we need to listen. In July it said the price is holding, and the concessions are doing the work.
Frequently asked questions
What is the average home price in Saratoga Springs right now?
In July 2026, the median sale price across all property types was $515,000. By type, single-family homes ran a median of $608,750, townhomes $445,000, and condos $305,200. Median is generally a better gauge than average, since a few very high or low sales can skew an average.
Is it a buyer's or seller's market in Saratoga Springs?
July looked like a balanced market tilting toward buyers on terms. Prices largely held, but 76% of sales included a seller-paid concession and 61% closed below the original list price. Buyers have negotiating room, and it's showing up in concessions more than in headline price cuts.
How long are homes taking to sell in Saratoga Springs?
The median was 50 days on market in July. That number is pulled up by new construction, where listings often post before the home is finished. Some finished, well-priced homes closed in about two weeks.
Why do some listings show 150 or more days on market?
Usually because they're new construction. Builders frequently list a home on the MLS early in the build, so the days-on-market clock includes construction time. It's not a sign the home was unwanted.
What are seller concessions, and why do they matter here?
A concession is money the seller credits the buyer at closing, often to buy down the interest rate or cover closing costs. In July, concessions did most of the negotiating in Saratoga Springs, which is why looking at sale price alone understates how much buyers actually gained.
How much is my Saratoga Springs home worth?
That depends on your neighborhood, your home's condition, and how it's priced and presented. A market report gives you the citywide picture, but a comparative market analysis on your specific home is the real answer. You can request a free home valuation and I'll put one together for you.
About this data
Figures come from the UtahRealEstate.com MLS and cover all 127 residential closings recorded in Saratoga Springs between July 1 and July 31, 2026, including single-family homes, townhomes, and condominiums. Medians are rounded. Utah is a non-disclosure state, meaning sale prices are not public record, so no individual addresses or sale prices are published here. Neighborhoods with a single recorded sale are excluded.
Days on market reflects MLS listing time and can significantly overstate real market time on new construction, where listings are frequently posted before the home is complete.
A CMA is not an appraisal and should not be used as one. A formal appraisal can only be performed by a licensed appraiser.
Get next month's report before anyone else
Two easy ways to stay ahead of this market:
- Want these numbers in your inbox every month? Sign up for the monthly Saratoga Springs market update and it'll land the first week of every month, no digging required.
- Curious what your own home would sell for today? Request a free home valuation and I'll build one from recent sales in your exact neighborhood, with no obligation.
Prior month's report: Saratoga Springs Home Sales: June 2026 Market Report
Related reading
- Overpricing your Saratoga Springs home and what it does to days on market
- How to compete with new construction when selling your home
- Are rate buydowns worth it? The Saratoga Springs break-even
- New construction vs. an existing home in Utah County
Kat Ashby is the Principal Broker at RootQuest Realty LLC in Saratoga Springs, Utah, serving Saratoga Springs, Eagle Mountain, Lehi, and Utah County. License #10382396-PB00. Bilingual in English and Portuguese.