❤️ Happy Valentines Day from the
Home Sweet Buzz! ❤️

Roses are red,
Rates fluctuate,
The smart buyers move
Before it’s too late. 💘

— author unknown

Use the links to jump to your favorite section. If the links don’t work,
Click 👉 read online.

In this Issue . . .

🤣 Real Estate LOL 

❤️ Love at First Sight? - When it comes to buying a home… what makes your heart skip a beat?
(👉 Hit reply with your pick and you could win some chocolate! 🍫)

📊 Local Market Snapshot - Not Every City in Davis County Is Playing the Same Game Right Now

Real Estate News: Farmington Plans for Growth in North Station Area, Rental Rates Dip, But Analysts Dispute Credit Given to Homebuyer Plan

🔑 Featured Listings & Open Houses

💬 Ask a Realtor:
Question of the week:❓Troy asked - "Are interest rates going to drop below 4% in 2026?"

🎥 New Video Message from our Sponsor - Todd Porter: “Raising Wages Without Raising Prices? Here’s the Real Conversation.”

📣 🐝 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?

❤️ Love at First Sight? ❤️

When it comes to buying a home… what makes your heart skip a beat?

If you had to choose just one feature that makes you fall in love instantly, what would it be?

🍳 A Dream Kitchen
☀️ Tons of Natural Light
🔥 A Backyard Made for Entertaining
🛁 A Spa-Like Primary Bathroom
🏡 Curb Appeal That Stops You in Your Tracks
👉Other (share your own idea)

Hit reply and tell us your pick!

Everyone who responds will be entered to win a small local gift card (because falling in love should come with a little chocolate, right? 😉🍫).

⭐️ We’ll share the winner in next week’s Home Sweet Buzz!

❤️🏡 Not Every City in Davis County Is Playing the Same Game Right Now

This Valentine’s Day, let’s talk about commitment — specifically, the commitment it takes to sell smart in today’s market.

If you’re thinking about selling in Davis County this year, here’s what matters most:

There isn’t one market.
There are several.

And the strategy that works in one city or price range can absolutely fail in another.

Right now across Davis County:

• 691 active listings

• 380 homes under contract

Buyers are active. But they’re careful. They have options. And they’re comparing everything.

Pricing isn’t casual anymore.
It’s calculated.

💘 The Most Competitive Zone: $400,000–$600,000

If you’re in Layton, Syracuse, or West Point, you’re in the county’s most crowded price band.

• Layton: 189 active listings

• Syracuse: 66 active listings

• West Point: 30 active listings

The $400K–$600K range is stacked.

Buyers can scroll past dozens of options in minutes. If your home blends in, it sits. The homes that move are the ones priced correctly and positioned better than everything buyers just saw on their phone.

🎯 Mid-$500Ks to $600Ks: Precision Required

In Kaysville and Farmington, homes are selling — but strategy matters.

• Kaysville: 39 active listings

• Farmington: 44 active listings

• Farmington’s average days on market: 121 days

That 121-day number isn’t about a frozen market. It’s what happens when pricing overshoots buyer expectations. In this range, small miscalculations turn into long timelines.

🏔️ Bountiful & The Bench: A Tiered Market

Bountiful operates in its own tier:

• 68 active listings

• 39 under contract

• Median sold price: $640,850

• Average active list price: $757,730

Once you move above $800,000, and especially into the $1M+ range, you’re in a patience-driven market.

Buyers at this level are analytical. They’re not reacting to hype. They’re studying:

• Data

• Condition

• Value

If pricing misses here, it doesn’t cost you a couple of weeks.
It costs you months.

💔 69 Failed Sales: What That Really Means

This week’s data shows 69 failed sales — expired, canceled, or deals that fell apart.

That’s not random.
That’s a disciplined market.

Homes aligned with buyer expectations still move.
Homes that aren’t… drift.

And the longer they drift, the more leverage shifts away from the seller.

📱 The One Market Everyone Is In

Here’s the twist most sellers miss:

There are multiple pricing markets.
But there is only one exposure market.

And it’s digital.

Buyers aren’t driving neighborhoods looking for yard signs first.
They’re on their phones.

They’re:

• Scrolling

• Comparing photos side by side

• Watching video

• Clicking through listings in seconds

If your home doesn’t stand out digitally, it doesn’t matter how nice it looks in person.

In today’s world:

• Professional photography is baseline.

• Video is baseline.

• Targeted digital distribution is baseline.

“Just putting it on the MLS” is not a strategy.

💡 The Real Question

The sellers succeeding right now aren’t lucky.

They’re:

• Priced correctly

• Professionally positioned

• Strategically exposed

So the real question isn’t just, “What is my home worth?”

It’s this:

Is my home positioned to compete in its specific price tier… and exposed the way today’s buyers actually shop?

Because guessing in a market like this is expensive.

Preparation isn’t.

Todd Porter (“Utah Todd”)
801-755-1882
Schedule an appointment anytime.

“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:

Farmington Plans for Growth in North Station Area

Farmington City has created a new plan to guide growth in the North Station area, where new housing, shops, and offices are being proposed.

The city had already approved several development projects in the area after public meetings and hearings. Those past decisions will stay in place. The new Farmington Station Area Plan does not change what has already been approved. Instead, it brings everything together into one clear vision for the future.

The plan updates earlier planning efforts and focuses on improving transportation, housing, and public spaces. It includes ideas such as better sidewalks and bike paths, expanded shuttle service, a regional trail, and improvements near the Legacy Events Center.

It also outlines what city leaders realistically expect to be built in the area based on approved projects and available land. Overall, the plan serves as a roadmap for how the North Station area will grow in the years ahead. 👉 view plan

Rental Rates Dip, But Analysts Dispute Credit Given to Homebuyer Plan

Utah Senate President Stuart Adams is seeking $10 million more for the state’s first-time homebuyer program, claiming it has helped lower rents by moving thousands of people out of apartments. While rents have declined statewide, housing experts say the drop is largely due to a surge in new apartment construction, not the homebuyer program. Lawmakers must now decide whether to expand the initiative as housing prices remain high and the state faces budget constraints.

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

🏘️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 Davis County)

💬 Real Estate Q & A

💬 Ask a Realtor

Troy asked: "Are interest rates going to drop below 4% in 2026!"

🧠 Todd’s Answer:

"Nobody has the proverbial crystal ball but getting below 4% is very unlikely plus I believe you are looking the wrong direction. The market is already picking up and home values are inching up. However, the length of time that homes are staying on the market is still quite lengthy. This is a perfect time to negotiate in your home purchase and lock in the prices. As interest rates go down you are going to see multiple offers and crazy time again where you can no longer effectively negotiate. Buy now if you can! Do not wait!

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.

“Raising Wages Without Raising Prices?
Here’s the Real Conversation.”

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

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