A Calm Market, Smart Moves, and the Details That Matter

A steady market doesn’t mean you can coast. Inside this week’s Home Sweet Buzz, we’re breaking down builder contracts, micro-neighborhood trends, and what buyers should watch closely before making a move.

In this Issue . . .

🤣 Real Estate LOL 

📊 Local Market Snapshot - Davis County’s market feels like a store on a calm day: shoppers are buying, just not grabbing.

Real Estate News: 🏡 Utah’s Housing Market in 2026: A Mixed Outlook

🔑 Featured Listings & Open Houses

💬 Ask a Realtor:
Question of the week -❓ New construction question: builder contract or standard real estate paperwork?

💁🏻‍♂️ Real Estate Tip of the week - Pay Attention to Micro-Neighborhoods

🎥 New Video Message from our Sponsor - Todd Porter: "Builder Contracts are not Written for Buyers."

📣 🐝 The Bountiful Buzz VIP PASS is LIVE — and it’s totally FREE!

→ Forward the Buzz

💛 Readers Poll - What interests you most when it comes to Real Estate?

🏡 Davis County’s market feels like a store on a calm day: shoppers are buying, just not grabbing.

👉 What the Market Is Really Doing This Week

This week, the Davis County housing market feels a lot like a big store.

Some homes are still on the shelf.
Some just landed in a cart.
And some have already been checked out and taken home.

📊 The Big Picture in Davis County

Right now:

• 748 homes are for sale (Active)

• 257 homes are under contract (Sold soon, but not closed yet)

That means for about every 3 homes for sale, 1 already has a buyer.

👉 Buyers are definitely shopping — but homes are not flying off the shelf.

Homes are also taking longer to sell. The middle home (median) is spending about 65 days on the market, or roughly 9 weeks.
That’s not fast… but it’s steady.

💰 What Sellers Are Doing

Many sellers started at one price… and then adjusted.

You can see it in the data: in several cities, the original list price is higher than the current list price. That’s a clear sign that some homes were priced too high at first, and sellers are now aligning with what buyers can realistically afford.

📍 Zooming in on Bountiful

Here’s what Bountiful looks like right now:

• 74 homes for sale

• 18 homes under contract

• 9 homes sold

• 8 failed sales (withdrawn, canceled, expired, or deals that fell apart)

In simple terms, for about every 4 homes for sale, 1 is under contract.

So yes — Bountiful is moving.
Just not at a rapid pace.

⏳ How Long Does It Take to Sell in Bountiful?

Here’s the simple story:

• Homes that sell usually find a buyer in about 45–46 days (6–7 weeks).

• Homes that are still sitting have often been on the market around 71 days (about 10 weeks).

👉 The difference is usually price, condition, or both.

🏷️ Are Buyers Paying Full Price?

Most buyers in Bountiful are not paying full asking price.

• Homes are selling for about 98% of list price (roughly 2% below).

• The median sold price is $500,000

• The median active list price is $535,000

That means sold homes are closing at about 94% of what current listings are asking — a clear sign that buyers are pushing back on price.

🧭 What Does It All Mean?

Think of it this way:

• Buyers are still buying — but they’re careful.

• Sellers can still sell — but they need to be realistic.

The homes that win right now are:
✔ Priced correctly
✔ Clean and move-in ready
✔ Easy for buyers to say “yes” to

Homes that sit longer usually need:

• A better price

• Better condition

• Or both

📞 Want a Game Plan?

If you’re wondering what your home would sell for — or what strategy makes sense in today’s market — give us a call or send a DM.

📲 Call/Text: 801-755-1882
We’d be happy to help you get something set up.

“Custom EPIC Report”

If for any reason, property tax concerns, estate planning, wealth evaluation, you are wondering what the present value of your home; scan this QR code or go to https://sureut.com/epicreport and we will promptly provide you with our detailed professionally engineered EPIC Report:

🏡 Utah’s Housing Market in 2026: A Mixed Outlook

Utah’s real estate market is showing signs of balance in early 2026, with both positive developments and ongoing challenges that could also impact Davis County.

Home inventory is up, offering buyers more choices and reducing the frantic pace of recent years. Slightly lower mortgage rates are drawing more interest from potential buyers, while the state's job and population growth continue to support long-term demand.

However, housing affordability remains a major issue. Home prices are still high relative to wages, especially for first-time buyers. Many current homeowners, locked into low mortgage rates from previous years, are choosing not to sell—limiting inventory turnover. Economic uncertainty and high building costs also pose risks moving forward.

Despite these headwinds, the overall market is expected to stabilize, with steady—if slower—growth ahead.

🏡 This Week’s listings & Open Houses
in Davis County

✨ Charming Rambler with Dream Kitchen & Backyard Oasis

Contact: Nick Thompson - (801) 928-0145 | [email protected]

🏘️Your Weekend Open-House Report

Davis County Open Houses 🏡

Click or scan the QR Code below for a complete list of
open houses happening around Davis County.
👇👇👇👇

🔑 ATTENTION ALL REALTORS!!!

🏡 Want Your Listing or Open House Listed Here?

We welcome submissions from ALL local real estate professionals!
👉 👉 Submit your listing here - (Listing must be located within the area from NSL - Farmington, will accept Kaysville as well)

💬 Real Estate Q & A

Question:

Original Question (from Lina)
“When buying a new construction home, the builder frequently has their own contract documents that are different than the standard real estate documents; should I go with the builder's document package or demand that we use the standard real estate documents?”

💬 Todd’s Answer:

Lina, you can demand anything you want. The real question is: do you want the house… and do you want to protect yourself while you get it?

Most builders don’t use the standard Utah real estate forms as the primary contract because their agreement is designed to do one thing really well: protect the builder’s timeline, pricing, and risk. The standard documents are built to balance protections for both sides.

Here’s the truth:

If you insist on only using the standard forms, you’ll usually get told “no” — and sometimes you risk losing the lot or the deal.

If you blindly sign the builder’s package, you may be agreeing to terms that quietly strip out buyer protections.

So the smart play isn’t “builder package vs standard package.”

The smart play is: the builder will likely require their package, but we treat it like a negotiation document — and we add protections back in wherever we can.

That means we go hunting for the big landmines and tightening the language around them, like:

Change orders and price escalations (what can they raise, when, and how much?)

Timeline clauses (can they delay indefinitely with no consequence?)

Deposit/earnest money terms (what makes it refundable vs non-refundable?)

Inspection rights (pre-drywall, pre-close, independent inspector allowed?)

Warranty language (what’s excluded, who decides, what’s the process?)

Financing/title/lender requirements (are you being forced into their lender or title?)

Appraisal issues (what happens if it doesn’t appraise?)

Default clauses (what triggers breach and what do you lose?)

Here’s the provocative truth most buyers learn too late:

If a contract limits inspection, limits cancellation, allows endless delays, and makes your deposit easy to lose — that’s not a “standard purchase contract.” That’s builder-controlled risk.

Bottom line:

You usually can’t force a builder to throw out their contract and use the standard forms. But you also shouldn’t sign their contract “raw.” The goal is to get you the beautiful home you want and the strongest protections we can reasonably negotiate — by reviewing the builder package line-by-line and making sure your best interests are covered as much as possible.

Final question to put the power back in her hands:

Do you want to sign whatever is put in front of you… or do you want to posture and negotiate to get the best terms possible and ultimately by the home you have been dreaming of?

— Utah Todd | SURE Group | ABC 4 and REE Realty 801 755 1882

Got a Real Estate question?
👉 Submit a question for next week’s edition 
Call me at 801-755-1882, and let’s build your
custom plan to win in this market.

Pay Attention to Micro-Neighborhoods

In Davis County, two homes just a few blocks apart can feel — and perform — very differently.

When buying or selling, look beyond the city name and zoom in on:

• Street-by-street differences (traffic, noise, parking, views)

• Proximity to trails, parks, or foothills

• Nearby schools and community spaces

• Walkability to shops, restaurants, and local events

💡 Local insight:
Pay attention to location details — such as being closer to the foothills or tucked into a quieter pocket — this can have a meaningful impact on both enjoyment and resale value.

Bottom line:
The right micro-neighborhood often matters more than the overall zip code.

"Builder Contracts are not Written for Buyers."

👇 Click pic below to hear Todd’s Message!
(Message changes each week!)
⬇️ ⬇️ ⬇️

📱Call/Text: 801-755-1882
📧 Email: [email protected]

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