Good morning, neighbors! ☀️

Have you noticed more For Sale signs around lately? You’re definitely not imagining it. This week, Todd uncovered a Davis County number that really caught my attention—there are now more than three homes competing for every one that goes under contract.

So what does that mean if you’re thinking about selling… and is waiting until spring really the safer bet? Let’s dig in! 🏡🔑

🏡 Three to One: The Davis County Number Nobody Is Watching

There is a number in this week's Davis County data that almost nobody tracks—and it just hit its highest point in seven months.

It isn't the median price or the interest rate.

It's the ratio between homes sitting on the market and homes actually going under contract.

This week, Davis County had 1,090 active listings and 349 homes under contract. That's 3.12 homes for sale for every one home a buyer committed to.

Back on March 6, that ratio was just 1.67. Through June, it hovered between 2.2 and 2.5. Last week, it was 2.67.

In other words, the number of homes competing for each buyer decision has nearly doubled since early spring.

📊 Two Things Happened at Once

Active inventory jumped by 59 homes in one week, from 1,031 to 1,090—the highest level of 2026.

At the same time, homes under contract fell from 386 to 349, giving us the thinnest pending pipeline since January.

You'd expect the bad news to show up in prices.

It didn't.

Homes that actually closed this week sold for $246.25 per square foot, the strongest reading since late April and just $3.53 below the year's high.

Sellers also received 97.34% of their original asking price, up from 95.73% last week, while closed homes moved a little faster at 50.5 days.

Several cities even met or beat original asking prices. Syracuse closed five homes at 100.84%, while Farmington's two closings averaged 100.13% of original list price.

Read those numbers together, because they describe the same county in the same week.

🏠 Two Markets Are Happening at Once

That's the real story.

Davis County has become two very different markets:

One is crowded, slower, and getting more competitive.

The other is smaller, faster, and still rewarding the right homes.

Being on the market and being in the market are no longer the same thing.

Competition has nearly doubled since spring, and sellers are noticing it. We see more signs, watch neighboring homes sit longer, and start wondering whether we missed our window.

But here's the honest read:

The market isn't falling apart. It's simply not forgiving average listings anymore.

With roughly three listings chasing every contract, preparation matters.

📍 And Your City Matters

Countywide averages only tell part of the story.

Right now:

• Bountiful: 113 active vs. 36 pending

• Layton: 267 active vs. 83 pending

• Centerville: 70 active vs. just 12 pending

Those are three very different markets requiring three very different strategies.

That's why Tammy and I track this data every week, city by city. Our EPIC Home Value System, Fix & List, and Certified Turnkey Home programs are designed to help sellers understand what they're competing against and prepare before hitting the market.

🎯 The Plan

First, know your competition. Find out how many homes are actually competing with yours in your city and price range.

Second, know your number. Not an automated estimate—what buyers are actually paying right now and which improvements could make a difference.

Third, launch prepared. The homes still winning in this market aren't getting lucky. They're giving buyers a reason to choose them.

🔑 The Bottom Line

In a market with three homes competing for every contract, getting listed isn't enough.

Price it right from day one. Prepare it before buyers see it. Create momentum while your listing is still fresh.

Because the difference between selling near your number and chasing the market through multiple price cuts can be tens of thousands of dollars.

Same house. Different plan. Very different outcome

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:

🏡 Love Your Home a Little More

Buying a home is one thing. Making it truly feel like your home is another.

We recently introduced Bountiful Buzz readers to Reclamation Home Interior Design, and they were such a natural fit for Home Sweet Buzz that we couldn’t resist sharing them here, too. Whether you’ve just moved in, you’re ready to refresh a room, or you simply need help pulling everything together, Reclamation helps turn the home you have into a space you love coming home to. 👇

Creating Spaces That Feel Collected, Personal and Truly Yours

For Brock Abel, the founder and interior designer behind North Salt Lake’s Reclamation Home, great design isn’t about chasing trends or recreating a room from a furniture catalog. It’s about creating a home that feels personal, welcoming and deeply connected to the people who live there.

After more than a decade working in commercial finance, Brock made the decision to leave a successful career in corporate banking and pursue the work he had always felt passionate about.

While helping businesses solve complex problems by day, Brock spent his free time studying interior design, renovating his own home and helping friends and family create spaces they loved. Eventually, he realized that design was the work he wanted to wake up excited to do every day—and Reclamation Home was born.

A Home That Tells Your Story

Reclamation Home specializes in residential interior design throughout Northern Utah, offering help with furnishings, styling, color selection and thoughtful renovations.

Brock believes the best homes are collected, not manufactured. Instead of filling a room with matching pieces from a single catalog, he thoughtfully blends meaningful heirlooms, existing furniture, quality new pieces and timeless materials to create a space that feels authentic and lived in.

Every project is tailored to the homeowner’s lifestyle, budget and long-term goals.

Whether someone needs help choosing the right paint colors, furnishing an entire home or deciding which improvements to tackle first, Brock offers an approachable process focused on practical solutions—without unnecessary expense or pressure.

Supporting Local Artists and Makers

Community is also an important part of Reclamation Home. Whenever possible, Brock collaborates with local artists and makers, helping clients discover unique pieces while supporting other small businesses.

He also participates in local networking groups and community events, building relationships with area contractors, tradespeople and fellow business owners. Most recently, Reclamation Home donated handcrafted candles to a local charity fundraiser and continues to look for new ways to support community organizations through donations, volunteer work and partnerships.

Seasonal Styling Is Coming Soon 🍂🎄

Reclamation Home will soon begin booking seasonal decorating services, including fall entry and front porch styling, along with Christmas tree styling and decorating.

Fall entry styling packages will be available at several price points, making it easy for homeowners to give their porch a warm, polished seasonal refresh.

📍 Reclamation Home - 385-215-7889
🌐 Visit Reclamation Home Website | 📱Follow on Instagram

💬 Dave from Centerville asked:

"I counted eleven For Sale signs within a mile of my house. My wife wants to list in September. I want to wait until spring. Who is right?"

Todd’s Answer:

Dave, your instinct that something has changed is right. The conclusion is where I'd push back.

Centerville is carrying one of the tightest squeezes in Davis County right now: 70 active listings and only 12 homes under contract. That's 5.83 listings for every pending sale, compared with 3.12 countywide.

Active Centerville homes are also sitting an average of 72.6 days. So yes, your street looks the way it looks for a reason. You're not imagining it.

But here's the other half of the picture.

Centerville closed two homes this week at 97.68% of their original asking price—and they sold in just 16.5 days.

Sixteen and a half days, in a city with nearly six listings for every pending deal.

Those homes didn't wait for a better season. They were priced and prepared to sell, and they sold.

🏡 So, Should You Wait Until Spring?

Waiting assumes spring will be less crowded. But look at what's happened this year: Davis County inventory climbed from 691 active listings in mid-February to 1,090 today.

There have been some dips along the way, but the overall direction has been clear.

Waiting doesn't necessarily move you to the front of the line. It could put you further back—with another season of holding costs behind you.

So the better question isn't really September or spring.

It's this:

Does your home belong in the 12 that buyers are choosing—or the 70 they're choosing from?

That's something we can figure out now, and it's worth a lot more than guessing what the market might look like next spring.

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)

Utah just did what no other state has done!

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

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