Weber County Housing Market Report

Eden has the most buyer leverage in Weber County, and it is not close. Months of inventory nearly doubled because both halves of that ratio moved against sellers at once. Listings rose from an average of 68 to 89 while sales fell from 94 to 66.

Here is the part people get wrong. This is not a market losing value. Eden sold the same size of house as last year, 2,883 square feet against 2,908, and buyers paid more per square foot for it, $395 against $372. Same house, higher price. That is real appreciation, not bigger homes pulling the average up.

The right house at the right price still moves quickly in Eden. Homes that sold went 15.8 days faster than last year. Everything else sits. Eden's median sale price was 91.1% of its median original asking price, the widest gap of any city in the county, which tells you the distance between those two groups is being closed with price cuts.

Withdrawn listings more than doubled, from under 3 a month to nearly 6. In a market selling 7 homes a month, that is a meaningful share of sellers giving up rather than cutting further.

This is the strongest negotiating position available anywhere in Weber County this year. Thirty percent more homes to choose from, and sale prices citywide came in about 9% below original asking. Just know that the well-priced listings are still moving in under two months, so leverage does not mean no competition.

Price it right the first time or expect to sit. Listings grew about 30% while sales fell about 30%, so you are competing with more homes for fewer buyers, and the original asking price matters more here than anywhere else in the county. With 89 homes for sale at any given time, staging, photography, and how a home gets marketed stop being optional. The homes that did sell in Eden moved faster than last year's did, and what separates them from the ones still sitting is price and presentation.

Farr West had the strongest price growth in the county. It sold slightly bigger houses this year, 2,549 square feet against 2,389, and buyers paid considerably more per square foot for them, $221 against $197. More house and a higher price per foot at the same time is genuine appreciation, and that 11.8% rise per foot is the largest of any Weber County city with enough sales to report.

The selling experience got harder anyway. Homes took 13 days longer to sell, and sale prices came in 1.9 points further from asking, 96.9% against 98.9%. A year ago Farr West sale prices landed almost exactly at asking. Now there is real negotiation happening.

Rising prices alongside wider discounts usually means asking prices climbed faster than buyers were willing to follow. Almost nobody is withdrawing listings here, under one a month, so sellers are working it out through price rather than walking away.

Expect to pay more per square foot than a year ago, but you have more room to negotiate than Farr West buyers had last year. Homes are sitting about two and a half months, which gives you time to think rather than deciding in a weekend.

Values are genuinely up, so this is a good market to sell into. Just do not price off the top of the recent range. The two months it takes to sell here is already longer than last year, and that 3% gap between asking and selling usually opens up on the listings that started high.

Harrisville's median sale price came in at exactly 100.0% of its median original asking price, up from 96.7% a year ago. That is the best result in Weber County. It does not mean every seller held firm. It means that across the city, homes sold for what they were listed for, in a county where most cities gave back 2% to 3%.

The median sale price fell 3.7%, and that is not a value story. Harrisville sold smaller houses this year, 1,817 square feet against 1,916, and buyers paid more per square foot for them, $234 against $223. Less house, higher price per foot. Values went up even though the median came down.

Sales jumped 28.6%, the biggest increase anywhere in the county, and listings rose 41% to keep pace. Both sides of this market got busier.

One number does not fit the rest. Withdrawn listings went from under 4 a month to nearly 13. That is a lot of sellers pulling homes in a city where the ones who stayed got full price, and it is the thing I will be watching next quarter.

This is the toughest negotiating environment in the county. Sale prices matched asking prices citywide, so plan on offering at the asking price and competing on things like your closing date rather than on price. The upside is 41% more listings than last year, so at least there is more to look at.

Sale prices in Harrisville matched original asking prices this year, 100.0% against 96.7% last year. That is not an invitation to overprice, it is evidence that homes priced correctly here do not need discounting. Price to the recent comparable sales, meaning what similar homes nearby have actually sold for, and expect to hold your number.

Hooper's median sale price rose 4.4%, and that is the size of what sold rather than a price increase. Hooper sold bigger houses this year, 2,992 square feet against 2,790, and buyers paid slightly less per square foot for them, $233 against $235. More house, about the same price per foot.

The market itself barely moved. Homes sold in about the same time, 43.6 days against 44.9, and sellers actually did slightly better against their original asking price. What changed is that both sides got quieter. Sales fell 21.4% and listings fell 11.5%, which is why months of inventory ticked up despite there being less for sale.

Fewer homes to choose from than last year, and sale prices are still landing at about 97% of original asking. The homes selling tend to be larger, so if you want something smaller you may be waiting for the right one rather than choosing between several.

Sale prices held close to asking here, and the time to sell did not change. The thing to watch is that only 18 homes are for sale in Hooper at any given time, so you are not fighting much competition. That is leverage, as long as your price lines up with what similar homes have actually sold for.

Huntsville's median sale price fell 26.7%, and that number will scare people who stop reading there. It should not. Huntsville sold much smaller houses this year, 3,125 square feet against 3,930, and buyers paid the same per square foot for them, $388 against $385. Less house, same price per foot. The value of a Huntsville home did not fall by a quarter. What changed is which homes sold.

Sale prices also came in closer to asking, 95.3% against 93.1% last year.

With 39 sales spread across nine months, a handful of large transactions can swing the median hard in either direction. Treat these as a description of what sold, not a valuation of your own home.

If you own here, do not read the 26.7% as a hit to your value. Price per square foot is the number that held, and it held flat. If you are buying, the useful figure is that homes are taking about 80 days to sell and sale prices are landing roughly 5% below original asking, so there is room to negotiate. For either side, a Huntsville home needs an individual valuation rather than a citywide number. That is true in any market this size.

Seven sales in nine months, against an average of eight homes for sale at any given time. Every percentage in this table rests on single transactions, which is why there is no market call here.

The one figure worth noting is time on market. Homes that sold in Liberty this year averaged 191.7 days, up from 75.0. Even across seven sales, that is a large enough gap to say something real: Liberty homes are taking a long time to find buyers.

Liberty is small enough that any areawide statistic will mislead you in both directions. What is dependable here is that homes take a long time to sell and that sale prices have landed about 8.5% below original asking in both years. If you are buying or selling in Liberty, the comparable sales that matter are the specific few that resemble your property, not the city average. Get a direct valuation.

Fourteen sales this year against twelve last year. At that size every percentage in the table rests on a handful of houses, so read the direction and ignore the decimal places.

One pattern here does not depend on which specific homes sold. Marriott-Slaterville sold bigger houses this year, 2,809 square feet against 2,618, and buyers paid more per square foot for them, $281 against $266. More house and a higher price per foot together is the signature of real appreciation rather than a change in the mix.

Cutting the other way, sale prices came in at 93.7% of original asking, down from 96.7%. Sellers gave back more ground than last year even as prices rose.

With three or four homes for sale at any given time, the specific house matters far more here than any areawide average. If you own here or want to buy here, the number worth acting on comes from the handful of comparable sales that actually resemble the property, not from this table. I'm happy to pull those.

North Ogden is the steadiest market in Weber County. The average number of homes for sale was 90 this year and 90 last year. In a county where Ogden's inventory rose 18% and Eden's rose 30%, that kind of stability is unusual.

It tightened slightly, and it tightened for the healthy reason. Sales rose 5.3% while supply stayed flat, which is what pulled months of inventory from 3.6 down to 3.4. North Ogden is one of only a few Weber County cities that got tighter this year rather than looser.

The median sale price fell 2.7%, but North Ogden sold smaller houses this year, 2,541 square feet against 2,622, and buyers paid only slightly less per square foot, $208 against $212. Most of that decline is less house, not lower value.

Sale prices came in closer to asking, 97.4% against 96.2%, and fewer sellers pulled their listings. Homes took about three days longer to sell, which is the only number pointing the other way.

This one got harder for buyers, not easier. Supply is flat, sales are up, and sale prices are landing closer to asking than last year. Budget for roughly 97% of the asking price and move decisively on homes you like.

You are selling into one of the few Weber County markets where buyers had less to choose from this year, not more. Buyer competition is a little stronger than last year and your competition is unchanged. Price to recent comparable sales and you should not need to discount.

Almost nothing changed in Ogden this year except how much is for sale. The city sold 790 homes through September against 793 last year, a difference of three. Days on market moved by under two days. Sale prices landed at essentially the same share of asking.

What did move is inventory. Ogden averaged 321 homes for sale at any given time this year against 272 last year, an 18% jump, and that is what pushed months of inventory from 3.1 to 3.7.

Prices did soften slightly, and here it is a real move rather than a trick of the numbers. Ogden sold about the same size of house as last year, 1,743 square feet against 1,707, and buyers paid a little less per square foot for it, $220 against $223. Same house, lower price. That is a genuine decline rather than a change in which homes happened to sell, which is what drives the swings you will see in several other Weber County cities below.

The number I would watch next quarter is withdrawn listings. An average of 39 a month came off the market without selling, up from 31. More sellers are pulling their homes rather than cutting the price, and a home that never sells never becomes a sale, so none of the figures above include it.

About 18% more homes to choose from than a year ago, and sale prices still landed about 3% below original asking. More selection, same negotiating room.

Prices held close to flat, so this is not about pricing lower. It is about standing out against more competition than you had last year. With 321 homes for sale in Ogden at any given time, staging, photography, and how a home gets marketed stop being optional. Buyers are deciding whether to tour your house from their phone, next to everything else that came up in the same search.

Plain City is the one place in Weber County where I would tell a seller that prices actually came down. It sold bigger houses this year, 2,733 square feet against 2,619, and buyers paid less per square foot for them, $215 against $235. More house, lower price per foot, and a median that fell 4.3% anyway. When all three move that way together it is not the mix of what sold. That is a real decline in what buyers paid, and the 8.3% drop per foot is the steepest in the county.

What makes it strange is that everything else looks strong. Sales rose 22.6%, supply was flat, and months of inventory tightened from 2.7 to 2.3, one of the tightest readings anywhere in Weber County. Sellers still got 98.2% of their original asking price.

My read is that a wave of larger new homes sold at prices buyers would accept, which pulls the per-foot figure down without anything going wrong underneath. Homes did take about nine days longer to sell, so it is not frictionless. I would watch price per square foot here closely next quarter.

You are paying 8.3% less per square foot than Plain City buyers paid last year, which is the best value shift in the county. But inventory is tight at 2.3 months and sellers are holding 98% of their asking price, so the savings come from what you get for the money rather than from negotiating room.

Be careful with your comparable sales. If you price off last year's per-square-foot figures you will be 8% high before you start. The market is moving quickly and sellers are getting their numbers, but those numbers are lower per foot than they were, and a bigger house does not automatically mean a bigger price here anymore.

Pleasant View is the only genuinely balanced market in Weber County, sitting right between the seller's territory below 4 months and the buyer's territory above 6. It moved toward sellers this year, from 5.5 months to 4.9, on the back of a 19.7% increase in sales.

The median sale price was flat, down 0.3%, but Pleasant View sold slightly bigger houses, 3,112 square feet against 3,036, and buyers paid more per square foot for them, $194 against $189. Values edged up.

Two numbers keep this from being a straightforwardly improving market. Sale prices came in at 94.5% of original asking, down from 95.8%, the second-widest gap in the county after Eden. And at 67.7 days, Pleasant View is still one of the slower markets, even after shaving nine days off last year's pace.

This is the best balance of leverage and selection in Weber County outside Eden. Sale prices landed about 5.5% below original asking, and you have roughly two months to make a decision rather than two days. For the money, you are also getting the largest homes of any Weber County city at this price point.

Expect to negotiate. The gap between asking and selling is wider in Pleasant View than anywhere except Eden, and homes here take over two months to sell. The market is moving your direction compared to last year, but between those two numbers, pricing ambitiously here costs you real time.

Riverdale swung harder toward sellers than anywhere in Weber County. Months of inventory fell from 4.0, which is balanced territory, to 2.7, which is firmly a seller's market. Sales rose 17.3% while the number of homes for sale fell 20.5%.

The shift shows up most clearly in asking prices. Riverdale's median sale price came in at 98.0% of its median original asking price, up 3.9 points from 94.1% last year. That is the biggest improvement anywhere in the county. A year ago sale prices landed about 6% below asking. This year it is 2%.

The 15.5% jump in median sale price is not a value increase. Riverdale sold bigger houses this year, 2,280 square feet against 1,936, and buyers paid less per square foot for them, $194 against $205. More house, lower price per foot. The median went up because of what sold, not because Riverdale got more expensive.

Homes for sale fell further here than anywhere else in Weber County, so the negotiating room Riverdale buyers had last year is mostly gone. Plan on paying close to asking. The one thing working for you is that price per square foot came down 5%, so the larger homes selling here are not priced proportionally higher.

This is the best year-over-year improvement for sellers in Weber County. There is 20% less competition than last year and buyers are closing within 2% of original asking price. If you have been waiting for conditions to improve in Riverdale, they have.

Roy is the second-busiest market in Weber County at 358 sales. Buyers had more to choose from this year than last, with months of inventory rising from 2.1 to 2.6, but Roy started so low that 2.6 is still the fourth smallest number in the county.

Prices were essentially flat. Roy sold about the same size of house as last year, 1,847 square feet against 1,835, and the median rose 0.6%, so the typical Roy home sold for almost exactly what it would have a year ago. Buyers did pay a little less per square foot, $222 against $229, which is the one sign of softening.

The real change is time and friction. Homes took 7.8 days longer to sell, 12% more listings were competing, and withdrawn listings jumped from about 8 a month to 14. Roy still works well for sellers, but the version of this market where a correctly priced house sold in a month is gone.

More to choose from than last year and about a week longer to decide. Sale prices are still landing at 98% of original asking, so this is not a discount market, but it is noticeably less frantic than it was.

Roy still sells, and your price is holding. What changed is that more homes are competing and more sellers are giving up and withdrawing. The ones who withdraw are usually the ones who priced for last year's pace. Start where the comparable sales are and you will be fine.

South Ogden barely moved, and what movement there was favored sellers. Months of inventory edged down from 3.0 to 2.8, sales rose 2.4%, and the number of homes for sale fell 2.6%.

The median sale price fell 5.4%, which looks worse than it is. South Ogden sold smaller houses this year, 2,014 square feet against 2,143, and buyers paid only slightly less per square foot, $203 against $208. Most of that 5.4% is less house, not lower value.

The number that matters most here is how close homes sold to their asking price. Sale prices came in at 97.9% of original asking, up from 96.4%, and fewer sellers withdrew their listings. Homes sold in about the same time as last year.

Steady and competitive. Sale prices are landing closer to asking than last year and there is slightly less to choose from, so this is not a market where waiting improves your position.

Conditions improved modestly for you this year. Buyers are closing within about 2% of original asking price and homes are selling in six weeks. Do not let the 5.4% drop in median price worry you, that is the size of what sold, not the value of what you own.

Taylor has the most dramatic-looking numbers in Weber County and the simplest explanation behind them. Taylor sold much bigger houses this year, 3,521 square feet against 2,535, a 39% jump, and buyers paid less per square foot for them, $216 against $267. More house, lower price per foot. That one fact explains both the 9.2% rise in the median and the 19.0% fall per square foot.

Do not read the 19% as Taylor losing value. A 2,500 square foot home in Taylor did not get 19% cheaper. Taylor sold a different kind of house this year.

Underneath that, the market tightened sharply. Months of inventory fell from 4.2 to 2.3 as sales rose 16.7% and the average number of homes for sale dropped from 22 to 14. Sale prices came in at 99.7% of original asking in both years, among the strongest in the county alongside Harrisville.

With 56 sales in nine months and only 14 homes for sale at a time, Taylor is small enough that a few transactions move these figures. The direction is clear, the precise percentages are not.

Very little to choose from, 14 homes at any given time, and sale prices are landing at essentially full asking. This is one of the harder markets in the county to buy into. The compensation is that what is selling here is large, and the price per square foot is the lowest Taylor has shown in years.

Sale prices in Taylor landed at 99.7% of original asking in both years, so the market is rewarding correct pricing with almost no negotiation. The caution is on your comparable sales. The homes driving this year's median are substantially larger than the typical Taylor home, so pricing off the citywide median will overshoot if your house is average sized.

Eleven sales this year against five last year. Comparing two samples that small produces dramatic percentages that mean very little, so treat everything here as a description of what sold rather than a read on the market.

One split is worth explaining. The median sale price fell 9.1% while price per square foot rose 12.9%. Uintah sold smaller houses this year, 2,791 square feet against 2,963, so the lower median is the size of what sold rather than a drop in value.

Homes also took considerably longer, about 75 days against 40. Across eleven sales a single listing that sat all summer moves that number on its own, so I would not read it as a trend.

Uintah averaged fewer than four homes for sale at any given time. In a market that thin, what your home is worth has almost nothing to do with the areawide figures above and almost everything to do with the two or three closest comparable sales. Those are the ones I would look at, and I'm happy to pull them.

Washington Terrace has the tightest inventory in Weber County at 2.1 months, and it is worth understanding why. It is not because demand surged. Sales actually fell 17.4%. It is because supply fell faster, from an average of 20 homes for sale down to 16. When both sides shrink together, the ratio stays tight even as the market slows.

The slowing is visible in time. Homes took 48.6 days to sell against 37.8 last year, almost 11 days longer, the largest increase anywhere in the county.

Prices softened. Washington Terrace sold bigger houses this year, 1,963 square feet against 1,840, and buyers paid less per square foot for them, $201 against $213. More house, lower price per foot, and the median still fell 1.1%. Buyers got more for their money than they did last year.

Only 16 homes for sale at a time, so selection is the constraint, not price. The good news is you are paying 5.6% less per square foot than last year and homes are sitting an extra week and a half, which gives you more time than this city's tight inventory number suggests.

That 2.1 months of inventory flatters this market. Yes, there is very little competition. But homes are taking 11 days longer to sell than last year and buyers are paying less per square foot, so do not price as though it is a bidding-war market. It is a thin market, which is a different thing.

West Haven is the third-busiest market in Weber County and the median sale price rose 11.0%, the second-largest increase anywhere. Most of that is size. West Haven sold bigger houses this year, 2,208 square feet against 1,948, and buyers paid slightly less per square foot for them, $229 against $234. More house, lower price per foot. West Haven sold bigger homes, not more expensive ones.

Supply and demand both pulled back. Sales fell 11.5% and the average number of homes for sale fell 15.0%, which is why months of inventory barely moved. Sale prices held, coming in at 98.5% of original asking.

One number is worth flagging. Withdrawn listings rose from an average of 13 a month to 20. In a city where sale prices came in at 98.5% of asking, that many sellers stepping away suggests a group of listings that never found their price. Those homes never became a sale, so none of the numbers above include them.

Fifteen percent fewer homes for sale than last year and sale prices landing at 98.5% of asking, so the negotiating room is limited. Price per square foot came down slightly, and the newer, larger homes driving this market are where that shows up.

Homes here are selling close to asking and your competition shrank. The thing I would take seriously is the jump in withdrawn listings. Twenty a month came off the market without selling, up from 13. The homes that sold did well. Make sure yours is in that group by pricing to what similar homes actually sold for, not to what is currently listed.

West Weber's median sale price came in at 100.7% of its median original asking price, the only place in Weber County above 100%. Across the area, homes sold for slightly more than they were listed for.

Sales nearly doubled, from 14 to 26, and the average number of homes for sale roughly doubled too. Both numbers are small enough that doubling means a handful of houses.

West Weber sold smaller houses this year, 3,373 square feet against 3,657, and buyers paid more per square foot for them, $213 against $187. Less house, higher price per foot, so values moved up on that measure. With 26 sales across nine months, treat the percentages as a direction rather than a measurement.

West Weber is small, but what happened here this year is unusual enough to mention: sale prices came in above original asking prices citywide, and they did it while homes took about two weeks longer to sell. If you own here, that is a good sign. If you are buying, expect very little inventory and very little negotiating room. For a market this size, the only number that will actually tell you what your home is worth is a look at the specific comparable sales, which I am happy to pull.