The Ultimate Utah County Real Estate Market Report: August 2025
The Ultimate Utah County Real Estate Market Report: August 2025
Your Comprehensive Guide to Saratoga Springs, Lehi, and Eagle Mountain
By Jana Harris | Benchmark Brokerage
Utah County continues to be one of the most dynamic real estate markets in the nation, and as your local market expert, I'm excited to share the latest data and insider insights that will help you make informed decisions in today's evolving landscape.
Executive Summary: Market at a Glance
The Utah County real estate market is showing signs of stabilization after years of explosive growth, but don't mistake this for a downturn—it's actually creating unprecedented opportunities for both buyers and sellers who understand the nuances of each micro-market.
Key Highlights:
- Utah County median home price: $586,699 (-1.0% from last month)
- Utah statewide prices up 1.5% year-over-year, median $557,900
- Eagle Mountain, Saratoga Springs, and Lehi issued 18% of all Utah residential building permits
- Inventory levels improving, creating more balanced market conditions
Neighborhood Deep Dive: The Big Three
🏔️ Saratoga Springs: The Premium Pioneer
Current Market Stats:
- Median Price: $627,969 (+1.3% monthly growth)
- Current Inventory: 378 homes available
- Market Trend: Steady appreciation with premium positioning
What Makes Saratoga Springs Special: Saratoga Springs has evolved into Utah County's premium residential destination. The combination of Utah Lake access, mountain views, and established neighborhoods creates a unique value proposition that consistently outperforms the broader market.
My Insider Prediction: Saratoga Springs will continue to command premium pricing due to its limited developable land and desirable amenities. Expect 3-5% annual appreciation over the next 24 months, with lakefront and view properties potentially seeing higher gains.
🚀 Lehi: The Tech Hub Transformation
Current Market Stats:
- Median Home Value: $576,079 (-7.9% year-over-year)
- Average Days on Market: 64 days (up 15.1% from previous month)
- Building Permits Issued: 1,036 new residential units
The Silicon Slopes Effect: Lehi's proximity to major tech employers like Adobe, Microsoft, and numerous startups continues to drive long-term demand. The recent price correction represents a market recalibration, not a fundamental shift in desirability.
My Insider Prediction: This temporary price softening creates an excellent entry point for buyers. Long-term forecasts predict growth to $522,495 by 2030, representing a 17.45% five-year appreciation potential. I expect prices to stabilize by Q4 2025 and resume steady growth in 2026.
🌄 Eagle Mountain: The Growth Giant
Current Market Stats:
- Median Price: $526,880 (+0.9% monthly growth)
- Current Inventory: 396 homes available
- Leading Utah in new construction: 1,556 residential building permits
The New Construction Capital: Eagle Mountain and Saratoga Springs are prime examples of ongoing development with increasing property values, appealing to a wide demographic due to proximity to tech hubs and recreational areas.
My Insider Prediction: Eagle Mountain offers the best value proposition in Utah County. With massive infrastructure investments and continued population growth, expect this market to outperform county averages over the next 3-5 years. Target 4-6% annual appreciation.
Market Analysis Charts & Data
Comparative Price Analysis
Market Positioning (Median Prices):
┌─────────────────┬─────────────┬──────────────┐
│ Area │ Median Price│ Monthly Change│
├─────────────────┼─────────────┼──────────────┤
│ Saratoga Springs│ $627,969 │ +1.3% │
│ Lehi │ $576,079 │ -7.9%* │
│ Eagle Mountain │ $526,880 │ +0.9% │
│ Utah County Avg │ $586,699 │ -1.0% │
└─────────────────┴─────────────┴──────────────┘
*Year-over-year comparison
Inventory Trends
Available Homes by City:
Saratoga Springs: ████████████ 378 homes
Eagle Mountain: █████████████ 396 homes
Lehi: ███████████████ (Est. 425 homes)
New Construction Pipeline
Combined, these three northern Utah County cities accounted for 18% of all Utah residential building permits, indicating sustained growth momentum.
Interest Rates & Financing Landscape
The current interest rate environment is creating unique opportunities. While rates remain elevated compared to the historic lows of 2020-2021, we're seeing increased negotiation power for buyers and creative financing solutions becoming more prevalent.
Current Trends:
- Seller concessions more common
- Rate buydowns gaining popularity
- Assumable loans at premium pricing
- New construction incentives expanding
My 2025 Market Predictions
Short-Term Outlook (Next 6 Months)
- Inventory Stabilization: With 18,983 homes for sale statewide (up 23.6% year-over-year), expect continued balanced market conditions
- Seasonal Normalization: Traditional spring/summer buying patterns returning
- Price Stabilization: Minimal month-to-month volatility across all three markets
Long-Term Outlook (12-24 Months)
- Eagle Mountain Surge: Best positioned for above-average appreciation
- Lehi Recovery: Tech sector strength will drive renewed demand
- Saratoga Springs Premium: Continued status as county's luxury leader
Economic Factors to Watch
- Utah's population growth continues at 1.5% annually
- Tech sector expansion in Silicon Slopes
- Infrastructure improvements (mountain corridor projects)
- Interest rate policy changes
Actionable Insights for Buyers & Sellers
For Buyers:
- Best Opportunities: Eagle Mountain for value, Lehi for future growth
- Negotiation Power: Highest in 3+ years due to improved inventory
- Timing: Current market favors patient, prepared buyers
For Sellers:
- Pricing Strategy: Competitive pricing more critical than ever
- Market Preparation: Professional staging and marketing essential
- Timing Considerations: Spring 2026 may offer better conditions
Why Choose Benchmark Brokerage?
At Benchmark Brokerage, we don't just follow the market—we help shape it. Our deep local knowledge, combined with cutting-edge technology and personalized service, ensures our clients always stay ahead of the curve.
Our Competitive Advantages:
- Hyper-Local Expertise: Specialized knowledge in Utah County's micro-markets
- Data-Driven Approach: Proprietary market analysis tools
- Full-Service Support: From mortgage to moving, we handle every detail
- Proven Results: Consistent above-market performance for our clients
About Your Market Expert
Jana Harris
Real Estate Advisor | Benchmark Brokerage
Jana is a committed real estate professional with a strong passion for both real estate and home staging. Known for her keen eye for detail, she skillfully transforms properties into warm, welcoming spaces that appeal to prospective buyers, ensuring each home is presented at its absolute best.
Jana is dedicated to building authentic relationships with her clients, offering a seamless and supportive experience rooted in trust and professionalism. She approaches every transaction with care, treating clients not just as customers, but as potential lifelong connections.
When she’s not assisting clients, Jana enjoys cycling and finds inspiration and clarity on the open road.
Ready to Make Your Move?
Whether you're looking to buy your first home, upgrade to your dream property, or strategically invest in Utah County's growth, now is the time to act. The market dynamics we're seeing today won't last forever, and those who move decisively will benefit most.
Let's discuss your specific goals and create a customized strategy that leverages these market conditions to your advantage.
This report is based on the most current data available as of August 2025 and represents market analysis and professional opinions. All statistics and predictions should be considered alongside personal financial circumstances and professional advice.
Contact Benchmark Brokerage Today
📧 JanaHarrisHomes@gmail.com
📱 (801)376-7069
🌐 Jana-Harris.com
© 2025 Benchmark Brokerage. All rights reserved. This market report is proprietary and may not be reproduced without permission.
The Ultimate Utah County Real Estate Market Report: August 2025
Your Comprehensive Guide to Saratoga Springs, Lehi, and Eagle Mountain
By Jana Harris | Benchmark Brokerage
Utah County continues to be one of the most dynamic real estate markets in the nation, and as your local market expert, I'm excited to share the latest data and insider insights that will help you make informed decisions in today's evolving landscape.
Executive Summary: Market at a Glance
The Utah County real estate market is showing signs of stabilization after years of explosive growth, but don't mistake this for a downturn—it's actually creating unprecedented opportunities for both buyers and sellers who understand the nuances of each micro-market.
Key Highlights:
- Utah County median home price: $586,699 (-1.0% from last month)
- Utah statewide prices up 1.5% year-over-year, median $557,900
- Eagle Mountain, Saratoga Springs, and Lehi issued 18% of all Utah residential building permits
- Inventory levels improving, creating more balanced market conditions
Neighborhood Deep Dive: The Big Three
🏔️ Saratoga Springs: The Premium Pioneer
Current Market Stats:
- Median Price: $627,969 (+1.3% monthly growth)
- Current Inventory: 378 homes available
- Market Trend: Steady appreciation with premium positioning
What Makes Saratoga Springs Special: Saratoga Springs has evolved into Utah County's premium residential destination. The combination of Utah Lake access, mountain views, and established neighborhoods creates a unique value proposition that consistently outperforms the broader market.
My Insider Prediction: Saratoga Springs will continue to command premium pricing due to its limited developable land and desirable amenities. Expect 3-5% annual appreciation over the next 24 months, with lakefront and view properties potentially seeing higher gains.
🚀 Lehi: The Tech Hub Transformation
Current Market Stats:
- Median Home Value: $576,079 (-7.9% year-over-year)
- Average Days on Market: 64 days (up 15.1% from previous month)
- Building Permits Issued: 1,036 new residential units
The Silicon Slopes Effect: Lehi's proximity to major tech employers like Adobe, Microsoft, and numerous startups continues to drive long-term demand. The recent price correction represents a market recalibration, not a fundamental shift in desirability.
My Insider Prediction: This temporary price softening creates an excellent entry point for buyers. Long-term forecasts predict growth to $522,495 by 2030, representing a 17.45% five-year appreciation potential. I expect prices to stabilize by Q4 2025 and resume steady growth in 2026.
🌄 Eagle Mountain: The Growth Giant
Current Market Stats:
- Median Price: $526,880 (+0.9% monthly growth)
- Current Inventory: 396 homes available
- Leading Utah in new construction: 1,556 residential building permits
The New Construction Capital: Eagle Mountain and Saratoga Springs are prime examples of ongoing development with increasing property values, appealing to a wide demographic due to proximity to tech hubs and recreational areas.
My Insider Prediction: Eagle Mountain offers the best value proposition in Utah County. With massive infrastructure investments and continued population growth, expect this market to outperform county averages over the next 3-5 years. Target 4-6% annual appreciation.
Market Analysis Charts & Data
Comparative Price Analysis
Market Positioning (Median Prices):
┌─────────────────┬─────────────┬──────────────┐
│ Area │ Median Price│ Monthly Change│
├─────────────────┼─────────────┼──────────────┤
│ Saratoga Springs│ $627,969 │ +1.3% │
│ Lehi │ $576,079 │ -7.9%* │
│ Eagle Mountain │ $526,880 │ +0.9% │
│ Utah County Avg │ $586,699 │ -1.0% │
└─────────────────┴─────────────┴──────────────┘
*Year-over-year comparison
Inventory Trends
Available Homes by City:
Saratoga Springs: ████████████ 378 homes
Eagle Mountain: █████████████ 396 homes
Lehi: ███████████████ (Est. 425 homes)
New Construction Pipeline
Combined, these three northern Utah County cities accounted for 18% of all Utah residential building permits, indicating sustained growth momentum.
Interest Rates & Financing Landscape
The current interest rate environment is creating unique opportunities. While rates remain elevated compared to the historic lows of 2020-2021, we're seeing increased negotiation power for buyers and creative financing solutions becoming more prevalent.
Current Trends:
- Seller concessions more common
- Rate buydowns gaining popularity
- Assumable loans at premium pricing
- New construction incentives expanding
My 2025 Market Predictions
Short-Term Outlook (Next 6 Months)
- Inventory Stabilization: With 18,983 homes for sale statewide (up 23.6% year-over-year), expect continued balanced market conditions
- Seasonal Normalization: Traditional spring/summer buying patterns returning
- Price Stabilization: Minimal month-to-month volatility across all three markets
Long-Term Outlook (12-24 Months)
- Eagle Mountain Surge: Best positioned for above-average appreciation
- Lehi Recovery: Tech sector strength will drive renewed demand
- Saratoga Springs Premium: Continued status as county's luxury leader
Economic Factors to Watch
- Utah's population growth continues at 1.5% annually
- Tech sector expansion in Silicon Slopes
- Infrastructure improvements (mountain corridor projects)
- Interest rate policy changes
Actionable Insights for Buyers & Sellers
For Buyers:
- Best Opportunities: Eagle Mountain for value, Lehi for future growth
- Negotiation Power: Highest in 3+ years due to improved inventory
- Timing: Current market favors patient, prepared buyers
For Sellers:
- Pricing Strategy: Competitive pricing more critical than ever
- Market Preparation: Professional staging and marketing essential
- Timing Considerations: Spring 2026 may offer better conditions
Why Choose Benchmark Brokerage?
At Benchmark Brokerage, we don't just follow the market—we help shape it. Our deep local knowledge, combined with cutting-edge technology and personalized service, ensures our clients always stay ahead of the curve.
Our Competitive Advantages:
- Hyper-Local Expertise: Specialized knowledge in Utah County's micro-markets
- Data-Driven Approach: Proprietary market analysis tools
- Full-Service Support: From mortgage to moving, we handle every detail
- Proven Results: Consistent above-market performance for our clients
About Your Market Expert
Jana Harris
Real Estate Advisor | Benchmark Brokerage
Jana is a committed real estate professional with a strong passion for both real estate and home staging. Known for her keen eye for detail, she skillfully transforms properties into warm, welcoming spaces that appeal to prospective buyers, ensuring each home is presented at its absolute best.
Jana is dedicated to building authentic relationships with her clients, offering a seamless and supportive experience rooted in trust and professionalism. She approaches every transaction with care, treating clients not just as customers, but as potential lifelong connections.
When she’s not assisting clients, Jana enjoys cycling and finds inspiration and clarity on the open road.
Ready to Make Your Move?
Whether you're looking to buy your first home, upgrade to your dream property, or strategically invest in Utah County's growth, now is the time to act. The market dynamics we're seeing today won't last forever, and those who move decisively will benefit most.
Let's discuss your specific goals and create a customized strategy that leverages these market conditions to your advantage.
This report is based on the most current data available as of August 2025 and represents market analysis and professional opinions. All statistics and predictions should be considered alongside personal financial circumstances and professional advice.
Contact Benchmark Brokerage Today
📧 JanaHarrisHomes@gmail.com
📱 (801)376-7069
🌐 Jana-Harris.com
© 2025 Benchmark Brokerage. All rights reserved. This market report is proprietary and may not be reproduced without permission.
