If you can…sometimes the right choice is getting into something so you do say “I wish I would have” 5 years from now.  Let’s connect you with a lender and get you approved!

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As 2025 comes to a close I want to personally thank every Utah home buyer seller investor and referral partner who trusted me this year. The real estate market moved more slowly than many expected with higher interest rates and lower transaction volume across Utah but I am grateful for every conversation showing and closing.

Even in a slower market homes continued to sell across Salt Lake County Summit County and Wasatch County. Demand for homes in Park City, Heber City, Midway and surrounding Utah communities remained steady especially for well priced and well presented properties.

Looking ahead to 2026 the Utah real estate market outlook is encouraging. Industry forecasts point to improved balance as housing inventory increases across the state and buyers gain more options. Mortgage rate projections show gradual easing which should improve affordability and buyer confidence. Home prices in Utah are expected to remain stable with moderate appreciation rather than dramatic swings creating opportunities for both buyers and sellers to move strategically.

Utah continues to benefit from strong job growth population movement and long term demand making it one of the most resilient housing markets in the country. While challenges remain I am optimistic about the year ahead and excited to help clients navigate the next phase of the Utah housing market with clarity and confidence.

Thank you for your continued support referrals and trust. If buying selling or investing in Utah real estate is part of your plan for 2026 I would love to help.

For more information on available properties in Heber City and Park City, and to explore how the 2034 Olympics can impact your real estate investment, Call MeriAnn Boxall with Coldwell Banker at (435) 491-0313 to look for your future home!  Click “here” to search properties and “here” to estimate your home value.

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Wasatch & Summit County Market Update — December 2025

Steady Today, Strong Tomorrow

As we close out 2025, both the Wasatch and Summit County real estate markets are showing something we haven’t seen consistently for a few years: stability. And for homeowners, sellers, and hopeful buyers—that’s great news heading into 2026.

Local Market Snapshot

Summit County

According to this week’s report:

• Median list price: $2,499,500
• Market Action Index: 34  holding steady, signaling a slight seller’s advantage
• Inventory: 452 homes, down from earlier fall levels
• Average Days on Market: 135

Summit County continues to behave like a high-demand mountain luxury market: stable pricing, consistent buyer activity, and moderate-but-steady inventory levels.

Wasatch County

This week’s data shows:

• Median list price: $1,387,450
• Market Action Index: also 34 a slight seller’s advantage
• Inventory: 328 homes, with average days on market at 157
• Notably: 41% of listings saw price reductions, which is giving buyers more negotiation room than we’ve seen in previous years.

Across both counties, the 34 MAI score indicates a balanced-to-leaning-seller market—steady, predictable, and healthier than the whiplash markets of 2021–2023.

Mortgage Application Momentum

Nationally, multiple mortgage industry trackers: MBA, HousingWire, and Freddie Mac, have reported meaningful increases in mortgage applications compared to last year. This is driven by:

• Slightly lower rates entering the 6’s
• Pent-up demand from buyers who delayed moves in early 2024–2025
• Increased consumer confidence around long-term pricing stability

Economists are now forecasting a stronger 2026, with the expectation that home prices will remain stable, not spiking or dipping significantly. This stability is something buyers have been waiting for.

What This Means for You

For Sellers:

• Pricing is steady and supported by real demand.
• Inventory remains moderate, which limits competition.
• Well-prepared homes are still selling quickly, especially in Heber, Midway, Park City limits, and Jordanelle-adjacent communities.

For Buyers:

• More price reductions in Wasatch County are creating opportunities.
• Increasing mortgage applications signal more buyers entering the market soon—acting early in 2026 could be advantageous.
• You can still secure favorable terms before competition heats back up.

Looking Ahead to 2026

Here’s what I expect locally in Wasatch & Summit Counties:

• Steady prices as demand remains strong for mountain communities, especially for second homes, relocation buyers, and investors.
• Growing interest in Jordanelle, Mayflower, and Hideout as construction progresses and new infrastructure comes online.
• More buyer activity fueled by falling rates and improving affordability.
• Continued strength in luxury inventory, particularly in Park City areas with easy ski access and strong rental potential.

2026 is shaping up to be one of our healthiest, most balanced years in recent memory.

How I Can Help

If you’re considering buying, selling, or investing in Heber City, Midway, Park City, or anywhere across Wasatch & Summit County, I’d love to help you make an informed decision.

Whether you want to run the numbers, compare neighborhoods, or time the market just right—I’ve got the tools (and the data) to guide you confidently.

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Located at 9547 N Canyon Road in Cedar Hills, this 3,338 sq ft home offers 5 bedrooms and 2 bathrooms on a spacious corner lot with a large detached 2-car garage. This property presents a unique fixer-upper opportunity with several projects awaiting completion-ideal for buyers seeking space to customize and add value. Enjoy mountain access and proximity to local parks, schools, and outdoor recreation areas throughout northern Utah County. Bring your vision and make this property your next project in a highly desirable location near American Fork Canyon and Canyon Road corridor amenities. Nearby Amenity List • American Fork Canyon (1.2 mi) • Cedar Hills Golf Club (1.5 mi) • Mesquite Park (0.8 mi) • American Fork Shopping District (3.5 mi) • Utah Lake State Park (8.0 mi) Square footage figures are provided as a courtesy estimate only and were obtained from county records . Buyer is advised to obtain an independent measurement.

more information at www.utahrealestate.com/2199465

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There’s growing discussion in the real estate world about the potential introduction of the 50-year mortgage, and like most new ideas in housing finance, opinions are divided.

Let’s look at both sides.

The Case Against the 50-Year Mortgage

On paper, extending a loan to 50 years sounds like it could ease affordability challenges,  lowering monthly payments and helping more buyers qualify.

But when you run the numbers, the savings are smaller than expected.

Take a $500,000 mortgage as an example:

• A 30-year fixed loan might cost around $3,000 per month (principal and interest).
• A 50-year mortgage could lower that to about $2,700 per month, a $300 monthly difference.

While that short-term relief may help some buyers qualify, it comes with a long-term cost, two extra decades of interest. Over the life of the loan, that could add up to hundreds of thousands of dollars in additional payments.

Another concern is the broader market effect. If longer terms make it easier for more buyers to qualify, demand increases, which could push home prices higher again. Ironically, what begins as an attempt to make housing more affordable could end up reducing affordability across the board.

The Other Side of the Argument

Here’s the opposing view: for some buyers, the 50-year mortgage might be less about paying for half a century and more about getting into the market now.

In Utah’s Wasatch and Summit County markets, rents continue to rise, and rent is, essentially, 100% interest. A fixed mortgage, even with a longer term, locks in your payment and allows you to start building equity.

The key idea behind the 50-year loan isn’t necessarily to carry it for 50 years. Instead, it’s to start with a lower payment and pay extra when you can, effectively shortening the loan while maintaining flexibility.

For buyers who are tired of watching home prices outpace their savings, this could be a strategy to enter homeownership and begin building long-term financial stability.

The Bottom Line

Whether the 50-year mortgage is a good idea depends on your financial goals:

• If your priority is to minimize interest paid, shorter terms are still best.
• If your priority is to enter the market sooner, a longer term could provide the breathing room you need, as long as you use it wisely.

As with all real estate decisions, there’s no one-size-fits-all answer. The best plan is the one that fits your budget, your timeline, and your goals.

If you’d like to see how a 50-year mortgage could impact your buying power in Utah’s market, let’s talk. I’m happy to run the numbers and help you make sense of the options available today.

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When people picture Utah, they often think of the red rocks in the south or the ski slopes in Park City — but Heber Valley, Utah is one of the state’s best-kept secrets. Surrounded by the Wasatch Mountains, Heber Valley combines the small-town charm of Heber City with the Swiss-inspired beauty of Midway. Whether you’re here for a day trip, a family vacation, or you’re thinking about putting down roots, this area is packed with activities, natural wonders, and unique experiences year-round.

Outdoor Adventures in Heber Valley

Few places in Utah rival Heber Valley’s access to the outdoors.

• Deer Creek Reservoir – A haven for boating, wake surfing, fishing, and paddleboarding in the summer. In cooler months, it’s a beautiful spot for picnics and shoreline walks.
• Jordanelle Reservoir – Just minutes from Park City, this reservoir is known for camping, water sports, and unbeatable mountain views.
• Soldier Hollow Nordic Center – A legacy venue from the 2002 Winter Olympics in Midway, now famous for cross-country skiing, tubing hills, mountain biking, and annual events like the Soldier Hollow Sheepdog Classic.
• Wasatch Mountain State Park – A four-season playground with hiking, golf courses, camping, and some of the best snowmobiling trails in Utah.

Heber City Highlights

• Heber Valley Railroad – The famous “Heber Creeper” train winds through Provo Canyon with stunning views of Deer Creek Reservoir and Mount Timpanogos. Seasonal rides like the Pumpkin Train and North Pole Express make this a family favorite.
• Downtown Heber City – Main Street is lined with boutique shops, bakeries, and dining options — everything from casual diners to elevated eateries.
• Heber Valley Artisan Cheese – Locally made, award-winning cheeses from family-run creameries. A must-stop for food lovers.

Midway’s Swiss Charm

• Homestead Crater – A geothermal hot spring inside a 55-foot limestone dome. Guests can soak, snorkel, or even scuba dive in water that stays between 90–96 degrees year-round.
• Midway Ice Castles – Each winter, Midway becomes a glowing fairytale with hand-sculpted ice tunnels, slides, and castles lit up at night.
• Swiss Days Festival – Every September, Midway’s heritage shines with parades, traditional food, craft booths, and live entertainment.

Golf, Luxury & Lifestyle

Heber Valley is a golfer’s paradise:

• Red Ledges – A private Jack Nicklaus-designed course with luxury mountain living.
• Wasatch Mountain Golf Course – Two 18-hole courses winding through forests and meadows.
• Soldier Hollow Golf Course – Championship greens with panoramic mountain views.

Where to Eat in Heber Valley

Foodies won’t be disappointed in Heber Valley. A few must-try spots:

• Back 40 Ranch House Grill (Heber City) – Farm-to-table dining with fresh, locally sourced ingredients.
• Midway Mercantile (Midway) – A historic building turned cozy, elevated dining experience.
• Dairy Keen (Heber City) – A local landmark known for its train-themed décor and famous milkshakes.

Why Heber Valley Stands Out

Heber Valley strikes the perfect balance of recreation, lifestyle, and accessibility. Just 45 minutes from Salt Lake City and 20 minutes from Park City, you get world-class skiing, golf, hiking, and lake life — without the big-city crowds.

With the upcoming 2034 Winter Olympics set to shine a spotlight on the region, Heber and Midway are also poised for growth. Whether you’re visiting for a weekend or considering a long-term investment, Heber Valley offers the best of both worlds: small-town charm and big-mountain living.

Plan Your Trip (or Your Move)

From soaking in the Homestead Crater to riding the Heber Valley Railroad, hiking Wasatch Mountain trails to strolling Midway’s Swiss Days Festival — every season in Heber Valley, Utah is a reason to fall in love with this place.

If you’re ready to explore homes or investment opportunities in Heber City, Midway, or the surrounding areas, visit HomesByMeriAnn.com for insider tips, market insights, and the latest listings in Wasatch and Summit Counties.

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Exciting news — I’ve officially earned my NAR Green Designation! 

This means I’m trained to help buyers and sellers understand the value of energy-efficient, eco-friendly homes and how sustainable features can boost comfort and resale value.

If you’re curious about making your next move a little “greener,” let’s talk! 

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Just Listed with Coldwell Banker

1057 Oberland Dr, Midway UT 84049

Offered at $779,000

Beginning the morning with turkey trots, deer, and an incredible amount of wildlife just out your windows, to the daily birds chirping on your front or back porch, and even on a stroll up the mountain just outside your door, this mountain retreat is sure to soothe your soul and provide tranquility. Welcome to your dream retreat! Nestled amidst breathtaking 360-degree views of lush trees, majestic mountains, and a serene valley, this stunning home is a sanctuary of natural beauty. With 5 spacious bedrooms, including a primary suite with a large closet space, and private patio, this residence is designed for both comfort and relaxation. Enjoy two inviting living areas that seamlessly blend indoor and outdoor living, perfect for entertaining or cozy family gatherings. The home features 3 full baths and 1 half bath, ensuring convenience for everyone. Bathed in abundant sunlight, every corner invites the outdoors in, creating a warm and inviting atmosphere. Step outside to discover multiple outdoor patios, ideal for soaking in the tranquility of your surroundings of the massive trees and beautiful mountains, with the trail head just outside your front door. The expansive three-car garage is a dream come true, complete with a workbench and ample built-in storage, making it perfect for hobbies or extra organization. This is more than a home; it’s a lifestyle of peace and outdoor living waiting for you! Square footage figures are provided as a courtesy estimate only. Buyer is advised to obtain an independent measurement.

https://www.homeatanywhere.com/1057-Oberland…/index.html

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2693 Cottage Loop, Park City, UT 84098

Just Listed at $850,000

Listed with Coldwell Banker

Tucked in the heart of Park City’s beloved Pinebrook neighborhood, this charming townhome blends mountain living with everyday convenience. The bright, open layout features a cozy fireplace, functional flow, and plenty of natural light-creating a warm, welcoming space to call home. Step outside and you’ll be wowed by the expansive backyard, a rare find for a townhome and perfect for relaxing, entertaining, or enjoying the fresh alpine air. With easy access to hiking and biking trails, local dining, shopping, top-rated schools, and just minutes from both Park City’s Main Street and Salt Lake City, this home is the perfect base for your mountain lifestyle.

https://www.homeatanywhere.com/2693-Cottage…/index.html

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