Trying to make sense of the St. George housing market? You’re not alone. With seasonal demand, shifting inventory, and different price tiers moving at different speeds, it can feel confusing. This guide breaks down the key terms, local patterns, and smart next steps so you can make confident decisions whether you’re buying, selling, or planning ahead. Let’s dive in.
Where to find current numbers
Up‑to‑date local data helps you move from headlines to clear action. Reliable sources include:
- St. George Area Association of REALTORS monthly MLS market reports for the most current local metrics.
- Utah REALTORS statewide and regional reports for Washington County context.
- MLS data via a local agent for hyperlocal active, pending, and closed counts.
- Redfin Data Center, Zillow Research, and Realtor.com for public trend charts on prices and days on market.
- U.S. Census QuickFacts for Washington County population and growth trends.
- City of St. George and Washington County planning/building departments for permits and new construction activity.
- City and County pages for short‑term rental rules, plus HOA websites for community‑level policies.
Tip: MLS and SGAR tend to be the most accurate and timely. Public portals can lag or define metrics differently, so always check how a number is calculated before you compare.
Key metrics to know
Inventory vs. active listings
Inventory refers to the homes available for sale. You will see it reported as either the count of active listings or as months of inventory. When active listings are low, buyers have fewer choices and competition can rise. When active listings are higher, you may see more price flexibility and longer marketing times.
Median sale price
The median sale price is the midpoint of all closed sales in a period. Half of homes sold for more and half sold for less. It’s less skewed by high‑end outliers than an average. Look at month‑to‑month and year‑over‑year trends, but remember that short windows can be noisy. A 3‑ to 12‑month rolling median can show a clearer direction for St. George.
Days on market (DOM)
Days on market is the median time from listing to going under contract in most MLS reports. Short DOM points to strong demand or sharp pricing. Rising DOM can suggest softening demand or overpricing. For a real sense of speed, compare current DOM to local history and ask what share of homes are selling within 14, 30, or 60 days at your price point.
Absorption rate and months of inventory (MOI)
Absorption shows how quickly the market is buying homes. A simple formula is closed sales in the last 30 days divided by current active listings. Months of inventory takes active listings and divides by monthly closed sales to estimate how long it would take to sell the current supply. As a rule of thumb, under 3 months is often a seller’s market, 3 to 6 months is balanced, and over 6 months leans buyer friendly. MOI can vary by neighborhood and price tier, so check it for your specific segment.
Other useful indicators
- List‑to‑sale price ratio: Sale price divided by final list price. Numbers near 98 to 100 percent can suggest tight negotiation room.
- New listings vs. closed sales: If new listings slow while closings stay steady, inventory can tighten fast.
- Price per square foot: Helpful for comparisons, but always consider lot size, views, condition, and updates.
- Pending‑to‑active ratio: A quick snapshot of demand relative to supply.
Seasonal patterns in St. George
St. George has unique seasonality compared with many inland markets. The area attracts winter visitors and retirees who prefer warmer months, often from October to April. That seasonal influx can boost showings and competition in winter, particularly for single‑story and low‑maintenance homes. At the same time, many local sellers wait for spring to list, which can keep winter inventory lower.
In spring, new listings typically increase, giving buyers more options. In some years, that added supply creates a short window for negotiation before demand catches up. Summer tends to be steady, with families considering moves around school schedules. Throughout the year, local population growth and limited developable land in parts of Washington County support long‑term housing demand.
How to use the data
For buyers
- In a low‑inventory, low‑DOM environment, expect competition. Come prepared with a strong preapproval, a clear budget, and a plan for speed.
- If DOM is rising and list‑to‑sale ratios are slipping, you may find room for price adjustments or seller concessions such as closing cost help or repairs.
- Winter can be active here, especially in snowbird‑favored areas. Act quickly in those months or consider off‑season tours if your timeline allows.
- Entry‑level homes can remain competitive even when higher price tiers slow. Watch MOI and DOM by price band.
For sellers
- With low MOI and fast DOM, a competitive price can attract multiple offers. Invest in professional presentation to maximize results.
- When MOI climbs and DOM stretches, realistic pricing and pre‑listing inspections can reduce friction and speed up decisions.
- Timing matters. Listing in late fall or winter can capture seasonal demand with less competing inventory. Early spring can widen your audience as more buyers look.
- Be flexible. Offering to match a preferred closing date, convey appliances, or provide a small credit for repairs can keep your deal on track.
Negotiation signals to watch
- If DOM rises by 10 to 20 percent month over month at your price tier, it can be a sign to adjust price or add incentives.
- A list‑to‑sale ratio under about 97 percent often signals that buyers can ask for concessions.
- With MOI under 2 months, sellers can set firmer terms, while buyers should strengthen offers with certainty and timelines.
Short‑term rentals and HOA rules
Short‑term rental interest can influence demand and pricing in specific neighborhoods. Rules for vacation rentals vary by city, county, and HOA. Before you plan on renting a property short‑term, verify City of St. George and Washington County regulations, licensing requirements, and any community covenants. Policies can change, so always confirm current rules before you make an offer.
Get updates and saved searches
If you want faster, clearer decisions, set up a simple system that delivers the right data and listings to your inbox.
- Define your criteria: target neighborhoods, price range, beds, baths, and property type. If rentals matter, note whether short‑term is allowed.
- Use portal alerts for broad awareness if you like, but pair them with MLS‑based alerts for the most accurate status and faster updates.
- Subscribe to monthly market snapshots that include median price, active listings, DOM, and MOI.
- If you are serious about buying or selling, ask for a custom dashboard that tracks active, pending, and closed counts by neighborhood and price tier.
Ready for local guidance?
If you want a calm, data‑first plan for St. George or anywhere in Washington County, let’s talk about timing, pricing, and strategy that fits your goals. Get your free home valuation from SoldByCiera, or ask for a custom market snapshot with inventory, DOM, and months of inventory for your price range.
FAQs
What does “months of inventory” mean in St. George?
- Months of inventory is active listings divided by monthly closed sales. Under 3 months often favors sellers, 3 to 6 is balanced, and over 6 can lean buyer friendly.
How should I use days on market when buying?
- Short DOM suggests homes are moving quickly, so act fast and come prepared. Rising DOM can indicate more room to negotiate on price or concessions.
Is winter a good time to sell a home in St. George?
- It can be. Snowbird season brings motivated buyers while many sellers wait for spring, which can mean less competition and faster showings.
How much can I expect to negotiate off list price?
- It depends on current MOI and list‑to‑sale ratios. Tighter markets often see at‑ or above‑list offers, while softer markets can allow 3 to 5 percent or more in negotiation.
What should second‑home buyers check before offering?
- Confirm HOA rules, city and county short‑term rental policies, and any licensing needs. Also review MOI and DOM in your price band to plan your timing and offer strength.
