Good morning, neighbors! ☀️

This week, we’re looking at why Utah’s slower summer market may actually be creating some real opportunities for buyers, answering a Woods Cross seller who’s wondering whether she should cut her price before she even lists, and digging into an interesting contradiction in the Davis County numbers: sellers are adjusting, but buyers still aren’t moving very quickly.

Plus, if house hunting is on your weekend agenda, we’ve got your latest Weekend Open-House Report ready to go.

🏡 The “Uncertainty Tax” Is Showing Up
in Davis County

Davis County buyers haven’t disappeared—they’ve become more selective.

Active listings dipped slightly to 1,071 homes, while homes under contract jumped to 379. Even more encouraging, failed sales dropped to just 23—the lowest weekly total we’ve tracked this year.

That means buyers who are making offers are more likely to follow through. But there’s another side to the story.

The median sold price jumped nearly 13% to $597,500, but that doesn’t mean home values suddenly surged. Price per square foot actually fell nearly 9%, while sellers received an average of 95.85% of their original asking price.

🏡 So, What’s Really Happening?

Simply put, larger and more expensive homes closed this week, pushing the median price higher. At the same time, buyers continued negotiating—and not one Davis County city averaged above its original asking price.

Here in Bountiful, five homes sold at an impressive 99.51% of original list price, one of the stronger local showings we’ve seen recently.

💡 The Takeaway

Today’s buyers are serious—but they’re careful.

Homes that are priced correctly, prepared well, and positioned properly are getting deals to the closing table. Homes that miss the mark aren't getting the same benefit of the doubt.

That’s the “uncertainty tax.” Waiting for perfect conditions—or pricing based on an eye-catching headline instead of what’s happening right now—can become costly.

If you're considering a move, start by knowing where your home really stands in today’s Davis County market.

📲 Text 801-755-1882 for a no-pressure equity check.

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:

💬 Sarah from Woods Cross asked:

"Everybody keeps saying buyers are scared and backing out of deals right now. Should I just drop my price before I even list, so I don't waste time?"

Todd’s Answer:

Sarah, the data actually says the opposite of what you're hearing.

Failed sales — the deals that actually fall apart before closing — just hit the lowest point we've tracked all year: 23 this week.

That's down from 42 the week before and 54 the week before that.

So buyers are not walking away more.

They're walking away less.

What is happening is that buyers are doing more homework before they ever write an offer. They're looking harder at the comps, condition, inspection risks and whether the price makes sense before they commit.

That can mean fewer offers overall — but a much better chance that the offers you do receive actually make it to closing.

🏡 So, Should You Drop Your Price Before You List?

Not just because people are nervous.

Dropping your price before you even hit the market isn't protection. It's guessing against data that doesn't support it.

The better protection is making sure your home can survive the homework today's buyers are already doing.

That means looking at the same things they will:

The comps. The condition. The likely inspection concerns. And how your home stacks up against everything else they can buy.

That's what a proper pre-launch strategy and home preparation review are designed to do — catch what a careful buyer is going to notice before they notice it.

Then you price for the market you're actually in right now, not the market people are talking about in the group chat.

Because the goal isn't to be the cheapest house before anyone even sees it.

The goal is to be the house that makes sense when a serious buyer does the homework.

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.

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

🏘️Your Weekend Open-House Report

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

🔑 ATTENTION 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)

Sellers Already Blinked. Buyers Still Won't Move.

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

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