The BUFFS Show

Utah’s housing market shifted fast in September. Pending sales dropped 27% year over year, rates climbed to around 7.5%, and the average sales price hit the highest monthly number the state has ever recorded.

On this episode of The Buff Show, Paden Anderson and Jessica Bowman of MTN Buff Real Estate break down the September 2026 statewide numbers, what’s selling and what’s sitting, and what it means if you’re buying or selling this fall and winter.

In this episode:

Pending sales down 27% (3,748 to 2,744)
Closed sales down about 12%
Average price at $831K, median at $530K
Affordability index at its lowest on record
Inventory up 3.6%, with 4.7 months of supply
Why luxury homes and condos are stacking up while 4+ bedroom homes keep selling
Homes under $250K: slowest to sell, biggest discounts
Straight advice for buyers and sellers right now

⏱ Chapters
0:00 Intro and early-season snow
1:33 Where rates are today
4:48 September monthly indicators
6:34 Pending sales drop 27%
7:42 Closed sales and days on market
10:02 Median and average price
12:44 Housing affordability index
13:43 Inventory and months of supply
16:58 What’s selling: higher-end vs. starter homes
19:27 Single family vs. condos
21:55 Luxury inventory and build vs. buy
23:45 Homes under $250K
25:39 Advice for buyers
28:14 Advice for sellers

Learn more: https://www.mtnbuffrealestate.com

Houses mentioned in this episode:
   • What Under $550K Gets You in North Ogden, ... 
https://search.mtnbuffrealestate.com/...
https://search.mtnbuffrealestate.com/...

Ready to see it in person? Reach out to MTN Buff Real Estate.
Paden Anderson | (801) 656-1198 | [email protected]

📲 Follow along for more Ogden Valley listings and local real estate:
🏔️ Mtn Buff | Ogden, Utah | Serving Northern Utah
📧 General Inquiries: [email protected]
Instagram: @mtnbuff
Facebook: www.facebook.com/mtnbuff
Website: https://www.mtnbuff.com

This month on The Buff Show, we're breaking down the August real estate numbers, and the headline is a big one. Pending sales are down 21.6% from last August and closed sales are down 13.5%, while new listings held flat and prices are still holding strong. Rates are back around 7.2%, and it's changing how buyers and sellers are making decisions.

We cover:
New listings, pending sales, and closed sales for August
Median and average sales price (median at $525K, average up 3.9% to $772K)
Days on market, now at 65 days, up 3.2%
Percent of original list price at 95.9%, plus how seller concessions and 2-1 buydowns fit in
Housing affordability index sitting at 76, near its lowest point in years
Inventory and months of supply (4.6 months statewide, and where Ogden Valley stands with 149 active listings and 28 pending)
Why sellers with 3% rates aren't moving, and why Q4 could be the best window for buyers to get a deal
A look at our Durfee Creek listing: 5 bed, 5 bath, about 5,000 sq ft on roughly an acre with views from every room, listed at $1,675,000
Fall in Ogden Valley: changing colors, the kokanee salmon run, the balloon festival night glow on Sept 26, and the new pumpkin patch in Huntsville

So, is now a good time to buy or sell? Watch to find out.

Learn more: https://www.mtnbuffrealestate.com

Houses mentioned in this episode:
   • Inside a Stunning Modern Mountain Home | 2... 

Ready to see it in person? Reach out to MTN Buff Real Estate.
Paden Anderson | (801) 656-1198 | [email protected]

📲 Follow along for more Ogden Valley listings and local real estate:
🏔️ Mtn Buff | Ogden, Utah | Serving Northern Utah
📧 General Inquiries: [email protected]
Instagram: @mtnbuff
Facebook: www.facebook.com/mtnbuff
Website: https://www.mtnbuff.com

This month on The Buff Show, we're breaking down the August real estate numbers — and there's a lot to unpack. Pending sales are down 20% from last month (the lowest July in recent series), but closed sales are only down 1.9%, and year-to-date closings are actually up 2.8%.

We cover:

• Median and average sales price trends (still ticking up despite fewer pending sales)
• Days on market — now averaging 60 days, up 3.4%
• Housing affordability index holding flat at 76
• Inventory levels and months of supply by property type (single family vs. townhomes/condos)
• Why townhome/condo inventory is struggling more than single-family homes right now
• A look inside a wild custom-built home in North Ogden — 5,400 sq ft, 4-car garage, 7 bedrooms, 6 baths, 2 kitchens, and an ADU in the basement

So, are we still in a seller's market? Watch to find out.

Pine View Reservoir looks nothing like it did a month ago — and that made it the perfect place to break down what's really happening in the Ogden Valley market. In this episode of The Buff Show, we sit down at the draining reservoir to walk through the Q2 2026 numbers, and they're the kind of numbers that don't add up at first glance. Inventory is at a six-year high, homes are sitting 78+ days, and sales volume is down nearly 49% year over year — yet the median sales price just hit an all-time record of $1.34 million.

We get into why prices keep climbing when every signal says they shouldn't, what a true buyer's market means for you right now (sellers are negotiating roughly $60K off on average), and how the "build vs. buy" math is quietly pulling the luxury market higher. Along the way: the Pine View pipeline project and its history back to 1934, the new fishing limits drawing people to the shoreline, mortgage rates then versus now, and the property tax notices landing in mailboxes — including the September 15 appeal deadline and the 45% primary residence exemption a lot of owners are missing.

Whether you're buying or selling in Ogden Valley, Liberty, Eden, Huntsville, or anywhere across Northern Utah, this update tells you exactly what to expect heading into the rest of 2026.

If you want an inside look at the agents, homes, and lifestyle that make Northern Utah special, subscribe to MTN Buff Real Estate — we're just getting started.

Ready to see it in person? Reach out to MTN Buff Real Estate.
 Paden Anderson | (801) 656-1198 | [email protected]

📲 Follow along for more Ogden Valley listings and local real estate:

🏔️ Mtn Buff | Ogden, Utah | Serving Northern Utah
 📧 General Inquiries: [email protected]
Instagram: /@mtnbuff
Facebook: www.facebook.com/mtnbuff
Website: https://www.mtnbuff.com

Jessica Bowman sold 27 homes in a single year — and she did it living the exact life her clients dream about, on a quiet street backing North Fork Park in Liberty, Utah. In this episode of The Buff Show, she sits down with MTN Buff Real Estate to talk about how she built one of Northern Utah's busiest real estate businesses without ever pushing a client into the wrong home.

We get into her path from doing nails to becoming a full-time agent in 2019, why she'll happily tour 100 homes to find the right one, and how she keeps clients' interests ahead of a commission. Along the way: Harley trips to Montana, restoring an '88 Chevy dually , and raising two competitive dancers with her crane-tech husband, Brock.

If you're thinking about buying or selling in Ogden Valley, Liberty, Eden, Huntsville, or anywhere across Northern Utah, this is the agent — and the mindset — worth knowing.

If you want an inside look at the agents, homes, and lifestyle that make Northern Utah special, subscribe to MTN Buff Real Estate — we're just getting started.

In this episode, we break down the three main road systems that connect Ogden Valley to the Wasatch Front — and why understanding them matters more than most people realize.

Whether you live in Eden, Huntsville, Liberty, or you’re thinking about moving to the valley, these roads shape daily life, commute times, winter travel, recreation access, and even real estate decisions.

A short sale happens when a home is sold for less than what is owed on the mortgage, and while it can create opportunity, it also comes with added complexity, timelines, and risk. This conversation walks through both sides — when a short sale can work in your favor and when it may be the wrong move.

Our agents break down the March 2026 Utah real estate market update and what the latest data means as we head deeper into the spring market. With new numbers just released, we take a closer look at how inventory, pricing, and buyer activity are shifting across Utah.

From the fast-paced frenzy of recent years to the more balanced and strategic market we’re seeing today, this conversation gives real insight into what’s changed — and what it means moving forward.

We dive into current stats, pricing trends, inventory shifts, and buyer behavior, all through the lens of Ogden Valley specifically. If you’ve been watching this area or thinking about making a move, understanding the bigger picture is key.

Building sounds perfect on paper. Total customization. Brand new everything. A home designed exactly how you want it. But the reality can look very different once you factor in timelines, costs, decision fatigue, and unexpected challenges along the way.