Market Updates

November 14, 2026

A quiet desert-style home with a clay-tile roof and covered patio, set among native plants and red rock, with Southern Utah cliffs in the background.

Winter is when a lot of people fall for St. George. The sun's out, the trails are open and the idea of a second place down here starts to sound pretty good.

If that's you, you're not alone. Here's what the national numbers show, and what we'd plan for before you buy.

What We're Seeing

NAR's October existing-home sales report (published Nov. 12, 2026) showed a slow month overall, with one interesting shift:

Investors and second-home buyers made up 20% of October transactions, up from 16% a year ago.
All-cash sales were 29% of transactions, up from 27% in September.
Total sales fell 5.5% from September and 8.8% from a year ago, the lowest level since August 2010.
Supply reached 5.1 months nationally, with homes taking a median of 35 days to sell.

So the market is quieter, but buyers with cash or equity are still active. For context, vacation homes have made up roughly 5% to 8% of all home sales in recent years, according to NAR's REALTORS® Confidence Index.

Six Things to Plan For

NAR's six considerations for second-home buyers (July 14, 2026) is a solid list. Here's how we'd apply it to Southern Utah.

1. Weather. Our summers are hot, our monsoon storms can be intense and we still get the occasional hard freeze. A home that sits empty needs someone who can check on it after a big storm. Our rain and flood tips are a good starting point.

2. Maintenance. Skip the fantasy and look at the boring stuff: HVAC, roof, irrigation, plumbing and pests. Desert landscaping is lower maintenance, but drip systems still leak and break.

3. Tech. Smart thermostats, cameras and leak sensors let you keep an eye on things from home. Keep one list of your appliances and contractors so whoever helps you can find it fast.

4. Property management. A manager or home watch service can do routine checks and handle problems while you're away. Some communities handle exterior maintenance for you, too.

5. Insurance. NAR notes that homes left vacant carry more risk, so many insurers require a larger deductible. On higher-value homes, some may require an automatic water shutoff, and some carriers don't write second homes at all. Get quotes before you're under contract.

6. Test runs. Rent here a few times first. Is the drive or flight reasonable? Do you actually want to spend your downtime on upkeep? If you plan to rent it out, check city rules and HOA rules first. We covered St. George's current short-term rental rules recently.

One Utah-Specific Cost

Property taxes. Utah gives a 45% primary residential exemption, but only on a home occupied as a primary residence for at least 183 consecutive days in a year. Only one can be claimed per household in Utah.

A part-time vacation home generally won't qualify, so plan on paying tax on its full market value. Build that into your budget from day one. Our post on what owning a home really costs breaks down the rest.

Don't Forget Rates

Financing still matters. Freddie Mac's 30-year fixed averaged 7.11% as of Nov. 12, 2026. But rates move daily. Mortgage News Daily reported on Nov. 13 that its 30-year index jumped 0.32% in three days to 7.50%. Ask your lender how second-home loans differ from primary-home loans, and get a current quote.