Numbers don't lie, and the latest Bonneville County data tells a clear story: this is still very much a seller's market, but it's cooling in a way that's actually healthy for everyone involved. Here's what's happening as of mid-July 2026.

Inventory Is Tight, But Loosening

We're sitting at 3.2 months of supply right now. For context, a "balanced" market is usually considered 5-6 months, so we're still well below that line. That means sellers have leverage, but it's not the frenzy we saw a couple years back. There are 470 active listings on the market today, with another 224 homes pending — a 32% pending ratio that tells you buyers are still moving when the right house comes along.

Homes Are Sitting Longer Than They Used To

The average days on market for active listings is 72 days. Sold homes over the last three months averaged 49 days on market before going under contract. That's a meaningful shift from the "list it Thursday, offers by Sunday" pace of the past few years. Buyers have a little more breathing room to think things through, and sellers need to price accurately from day one rather than testing the top of the market.

Sales Volume Is Steady

447 homes sold in Bonneville County over the last three months, averaging 149 sales per month. That's a healthy, consistent pace — not a boom, not a bust. Just steady demand from a growing area.

Pricing: Sellers Are Still Getting Close to Asking

This is the number I get asked about most. Homes are selling at 97.1% of their original list price on average. Break it down further and here's what it looks like:

  • Original List Price: $455,448
  • Final List Price: $445,759 (98.1% of original — meaning most sellers made a small adjustment along the way)
  • Sold Price: $447,511 (98.9% of final list price)

In plain terms: pricing right the first time still matters. Homes that get a price cut tend to sell close to that adjusted number, not much below it. The days of routinely offering $20-30k over asking have cooled, but well-priced homes are still selling close to what sellers are asking.

Where the Action Is

Looking at active listings by price range, the $350k-$400k and $600k-$700k bands have the most inventory right now, with activity thinning out considerably above $1M. If you're shopping in that $350-500k range, expect more competition. If you're above $600k, you'll likely have more room to negotiate.

What This Means If You're Selling

Price it right from the start. With homes averaging 49-72 days to sell, overpricing just means a longer time on market and an eventual price cut — and buyers notice a stale listing. Come in at a realistic number based on recent comps, not what your neighbor got two years ago.

What This Means If You're Buying

You have more time than you did a year or two ago, but don't mistake "more time" for "no competition." At a 32% pending ratio, roughly a third of what's on the market is already spoken for. If you find the right home in the $350-400k or $600-700k range, be ready to move.

Questions About Your Specific Situation?

Market averages are useful, but they don't tell you what your home is worth or what you should offer on that house you've been watching. That's where a conversation helps more than a spreadsheet.

25 years here. Still answering the phone. Give us a call.

 

Market data current as of July 19, 2026, covering Bonneville County. Data provided by Chris Schmalz Real Estate Group.