109 homes closed in Saratoga Springs during September 2026. That is every residential closing reported in the MLS for the month, not just my listings.
And September gave us an interesting combination.
The median price of a single family home actually increased to $629,900, up from $610,000 in August. But buyers continued to receive substantial help from sellers and builders. About 74% of September closings included a seller paid concession, totaling more than $1.1 million across the city.
At the same time, mortgage rates moved sharply higher.
So if you are looking at the market right now and wondering how home prices can remain relatively steady while mortgage rates are above 7%, the answer is partly hiding in the concessions.
The Headline Numbers
- 109 closed sales in Saratoga Springs in September, down from 114 in August, 127 in July, and 151 in June
- Median single family price: $629,900, up from $610,000 in August
- Overall median across all property types: $539,900
- Median days on market: 50, down from 60 in August
- Median price per square foot: $195
- About 60% of September closings were homes built in 2025 or 2026
- About 74% of closings included a seller paid concession
- The median concession among sales receiving one was approximately $12,250
- Sellers and builders paid approximately $1.11 million in concessions during September alone
- About 72% of all September closings sold below their original list price
September does not look like a market where prices are collapsing.
But it also does not look like a market where sellers have all the leverage.
Prices remain resilient while buyers continue negotiating heavily on everything surrounding the price.
By Property Type
| Property Type | Sales | Median Price | Median $/SF | Median DOM |
|---|---|---|---|---|
| Single family | 70 | $629,900 | $192 | 38 days |
| Townhome | 26 | $447,400 | $189 | 58 days |
| Condo | 11 | $315,000 | $247 | 230 days |
| Twin home | 2 | $519,500 | $205 | 27 days |
The single family median moved from $610,000 in August to $629,900 in September.
That does not necessarily mean the value of the typical Saratoga Springs home suddenly increased by almost $20,000 in one month. Monthly medians are affected by the mix of homes that happen to close. September had different homes, neighborhoods, sizes, and price points closing than August.
That is why I would never use one month's citywide median to determine what a specific home is worth.
What is more useful is watching the pattern over several months alongside days on market, concessions, new construction, and what is happening within individual neighborhoods.
What Changed Since August?
September had 109 closings, compared with 114 in August, 127 in July, and 151 in June.
So sales volume continued to cool as we moved out of the summer market.
But homes actually moved a little faster. The overall median days on market fell from 60 days in August to 50 days in September.
Single family homes were considerably faster, with a median of about 38 days.
The longer numbers you see in some townhome and condo communities need context. A significant portion of Saratoga Springs sales are new construction, and builders often enter homes into the MLS long before construction is complete. That can make a new home appear to have been sitting on the market for 100, 200, or even more days when much of that time was simply construction.
And then there are concessions.
They remain one of the most important numbers in this market.
Buyers Received More Than $1.1 Million in Concessions
In September, 81 of 109 closings included a reported seller concession.
That is approximately 74% of the entire market.
The median concession among those sales was approximately $12,250, and the total reported concessions across Saratoga Springs exceeded $1.1 million in September alone.
This is important because sale price by itself can be misleading.
A home might close for $600,000, but if the seller contributed $15,000 toward a mortgage rate buydown or closing costs, that transaction looks very different to the buyer than another $600,000 sale with no concession.
Builders are particularly important here.
Reducing the advertised price of a new home can affect the comparable sales for the rest of the builder's inventory. Offering a large financing incentive or closing cost credit allows the builder to make the home more affordable without necessarily reducing the recorded sale price by the same amount.
That is one reason I pay so much attention to concessions when analyzing this market.
Mortgage Rates Just Jumped Above 7%. What Does That Mean?
This deserves some context because mortgage rates moved substantially during September.
According to Freddie Mac's Primary Mortgage Market Survey, the average 30 year fixed mortgage rate was 6.71% on September 3, 6.76% on September 10, 6.95% on September 17, and 7.03% on September 24.
Then, on October 1, Freddie Mac reported an average rate of 7.28%.
That is significant.
For perspective, the 30 year average reached 7.04% in January 2025. It peaked at 7.22% in May 2024. Today's 7.28% average is above both of those levels. You have to go back to late 2023 to find mortgage rates higher than they are right now.
That sounds scary. And for buyers trying to qualify for a home, there is no pretending that the difference between a 6% mortgage and a 7% mortgage does not matter. It absolutely affects monthly payments and purchasing power.
But I also think some historical perspective is helpful.
Mortgage rates move.
In 2024, the Freddie Mac average reached 7.22% in May before eventually falling to 6.08% by late September. Then rates moved higher again.
That does not mean rates are guaranteed to fall again soon. Nobody can reliably tell you exactly where mortgage rates will be three months, six months, or a year from now.
But it does mean today's rate should not automatically be treated as a permanent 30 year reality.
A buyer may be able to refinance later if rates fall enough and if refinancing makes financial sense. More importantly in today's Saratoga Springs market, buyers may be able to negotiate seller or builder money toward a rate buydown now.
And September's MLS data shows just how common that has become.
Nearly three out of every four September buyers received some form of seller paid concession.
Neighborhood by Neighborhood: Single Family Homes
Because Utah is a non disclosure state, individual home sale prices are not public record. I do not publish specific sold addresses or individual sale prices here.
Instead, I report neighborhood level medians when there are enough sales that doing so does not effectively disclose the sale price of a specific home.
| Neighborhood | Sales | Median Price | Median DOM |
|---|---|---|---|
| Wander | 12 | ~$473,000 | 27 days |
| The Valley at Wildflower | 8 | ~$556,000 | 22 days |
| Wildflower | 8 | ~$690,000 | 235 days |
| Highridge | 7 | ~$643,000 | 105 days |
| Brixton Park | 6 | ~$757,000 | 43 days |
| Harvest Hills PUD | 3 | ~$600,000 | 7 days |
Wander was once again one of the busiest single family areas in Saratoga Springs, with 12 closings and a median around $473,000.
The Valley at Wildflower recorded eight single family closings with a median around $556,000 and a relatively quick 22 day median market time.
Wildflower had eight single family closings around a $690,000 median. The unusually high days on market here should not be interpreted the same way as a resale home sitting for 235 days. All eight of these closings were homes built in 2025 or 2026, so construction time heavily influences that number.
The same issue shows up in Highridge, where all seven single family closings were new construction.
Brixton Park was another active new construction pocket, with six single family closings and a median around $757,000.
Townhomes and Condos
| Townhome Neighborhood | Sales | Median Price | Median DOM |
|---|---|---|---|
| Northshore | 7 | ~$387,000 | 33 days |
| Ridgehorne | 5 | ~$486,000 | 111 days |
| The Valley at Wildflower | 4 | ~$447,000 | 70 days |
| Highridge | 3 | ~$487,000 | 104 days |
Northshore was the most active townhome neighborhood during September, with seven closings and a median price around $387,000.
Ridgehorne, The Valley at Wildflower, and Highridge also saw multiple townhome closings.
On the condo side, Highridge accounted for eight of the city's 11 condo sales, with a median around $327,000. Seven of those eight units were built in 2025 or 2026, which helps explain the very high reported days on market.
Condos continue to provide one of the lower price entry points into Saratoga Springs, although buyers should compare HOA costs, financing, amenities, and long term plans rather than looking at purchase price alone.
The Smaller Neighborhoods
Several other Saratoga Springs neighborhoods recorded only one or two sales during September.
I intentionally do not publish pricing for those neighborhoods here. Utah is a non disclosure state, and when a neighborhood only has one sale, publishing the neighborhood, price, and property details would essentially reveal the sale price of an identifiable home.
If you want to know what homes are actually selling for in your specific neighborhood, I can pull that information directly from the MLS and prepare a private comparative market analysis.
What This Means If You Are Selling
September reinforces something we have been seeing for months.
You can still get a strong price, but buyers expect something in return.
The single family median increased to $629,900, yet approximately 74% of all closings included concessions and about 72% closed below their original list price.
Those two things can happen at the same time.
Sellers need to think beyond the number they want to see on the settlement statement. You are competing for a buyer's monthly payment, particularly when mortgage rates are above 7%.
And in Saratoga Springs, you are very often competing against builders.
About 60% of September closings were homes built in 2025 or 2026.
Builders may be offering money toward closing costs, mortgage rate buydowns, upgrades, or other incentives. A resale home does not necessarily need to match every builder incentive, but sellers need to understand what their buyers are comparing them against before deciding on price and negotiation strategy. I broke down how to do that in my guide on new construction vs. an existing home.
What This Means If You Are Buying
This is where the market gets interesting.
Mortgage rates are high. There is no way around that.
But buyers also have negotiating leverage that was almost nonexistent during the crazier years of the Utah housing market.
About 74% of September buyers received a concession, and approximately 72% of homes sold below their original asking price.
So do not look only at the list price.
Ask what the seller can contribute toward closing costs. Ask whether money could be used toward a rate buydown. Compare builder financing incentives with resale homes. And have your lender calculate the actual monthly payment under several different scenarios.
A $10,000 concession used strategically may be more valuable to a buyer than simply negotiating $10,000 off the purchase price.
The right strategy depends on the buyer, the loan program, the home, and how long they expect to own it.
Frequently Asked Questions
What was the median home price in Saratoga Springs in September 2026?
The median price of a single family home sold through the MLS was approximately $629,900. Townhomes had a median around $447,400, while condos had a median around $315,000. The overall median across all residential property types was approximately $539,900.
Are Saratoga Springs home prices falling?
September's data does not show a broad drop in sale prices. The single family median actually increased from $610,000 in August to $629,900 in September. However, monthly medians can change depending on the mix of homes sold, so one month should not be interpreted as a 3% increase in the value of every home in Saratoga Springs. The more important trend is that prices have remained relatively resilient while sellers and builders continue offering substantial concessions.
How many homes sold in Saratoga Springs in September 2026?
There were 109 residential closings reported in the MLS, down from 114 in August, 127 in July, and 151 in June.
How long did homes take to sell?
The overall median was approximately 50 days, compared with 60 days in August. Single family homes had a median of approximately 38 days. New construction can significantly distort days on market because builders may list homes in the MLS before construction is complete.
Are sellers paying buyer closing costs?
Very often. Approximately 74% of September closings included a reported seller concession, with more than $1.1 million in total concessions across the month's 109 closings. The median concession among transactions receiving one was approximately $12,250.
Are mortgage rates really the highest they have been in years?
As of October 1, 2026, Freddie Mac reported the average 30 year fixed mortgage rate at 7.28%. That is higher than the January 2025 peak and higher than the 7.22% peak recorded in May 2024. Rates were higher during portions of late 2023. Individual mortgage rates vary based on the borrower, loan type, credit, down payment, lender, points, and other factors.
Should I wait for mortgage rates to come down before buying?
There is no reliable way to know exactly when mortgage rates will rise or fall. What you can evaluate is today's payment, today's home price, the concessions available today, and whether the purchase makes sense for your finances and plans. If rates eventually fall enough to make refinancing worthwhile, refinancing may be an option. But I would never build a purchase decision around assuming a future rate drop that has not happened yet.
How much is my Saratoga Springs home worth?
Citywide statistics are useful for understanding the market, but they are not enough to price an individual home. Neighborhood, lot size, square footage, age, condition, basement finish, garage size, upgrades, views, location, competing inventory, and builder incentives can all make a significant difference. A comparative market analysis using recent MLS sales and current competition is much more useful for determining what your specific home could sell for.
Related Reading
- Saratoga Springs Home Sales: August 2026 Market Report
- Is Buying a Home the Right Move in 2026? A Utah County Buyer's Guide
- New Construction vs. an Existing Home in Utah County
- What Adds Value to a Home in Saratoga Springs
About This Data
Figures in this report come from the UtahRealEstate.com MLS and cover 109 residential closings recorded in Saratoga Springs between September 1 and September 30, 2026, including single family homes, townhomes, condominiums, and twin homes.
Utah is a non disclosure state, meaning individual real estate sale prices are not public record. The MLS provides transaction information to its members, which allows me to analyze actual closed sales while respecting the non disclosure nature of Utah real estate data.
For that reason, this report uses aggregated statistics and neighborhood medians rather than publishing individual addresses and sale prices. Neighborhoods with too few transactions to report without potentially identifying a particular sale are grouped rather than individually priced.
Days on market reflects MLS listing time and can significantly overstate actual marketing time for new construction because builders frequently list homes before construction is complete.
Seller concessions are based on concessions reported in the MLS. They may include contributions toward buyer closing costs, financing costs, mortgage rate buydowns, or other allowable expenses depending on the transaction.
A comparative market analysis is not an appraisal and should not be used as one. A formal appraisal can only be performed by a licensed appraiser.
Source: UtahRealEstate.com MLS sold data, Saratoga Springs, September 1 through September 30, 2026.