Hurricane housing market
August 2025

August produced the loudest supply move of the year. New single-family listings ran one hundred thirteen percent above last August, more than doubling the prior year's flow. Active inventory swelled to three hundred and sixty six homes, sixty three percent above last August. The absorption side stayed steady: sales count came in essentially flat with a year ago, percent of list held at ninety eight, and the median ran eight percent below last August. The shelf grew faster than the buyer pool, and the market re-priced gently.

The high-end pause continued. The average sale price ran ten percent below last August, in line with the median move, which says the mix sat in the middle of the market rather than including upper-tier deals at last year's pace. The under-contract pipeline kept building, up twenty three percent year over year, which loads September well. For the short read on where your home would price into this, my what is my home worth in Hurricane page is the fastest place to start.

One hundred thirteen percent more new listings is the loudest number in this report. The supply shelf has been deepening since spring; in August, sellers stepped on the accelerator. The buyer side did not match it: sales held flat year over year, the median softened, and time on market stretched only modestly. The discipline on percent-of-list ratios held, which is the cleanest signal that prices are meeting buyers rather than dropping in chase.

The mid-tier-only mix continued. For the second straight month, the average sale price fell harder than the median, signaling that upper-tier homes did not transact at last year's pace. That is not unusual for Hurricane in the late summer; the recreation calendar competes with the listing cycle. What is unusual is the sheer depth of supply that has accumulated alongside it.

August's three hundred and sixty six active homes is the deepest single-family shelf in this dataset. Buyers had more to look at than they have had in years. Yet the percent-of-list discipline held at ninety eight, so the negotiation conversation did not turn into a fire-sale conversation. The serious buyer with financing in place could be selective and methodical.

The school-year calendar adds a familiar wrinkle: family-buyers who wanted in for the new school year had already committed by mid-August. The buyers showing up now are second-home shoppers, retirees, and relocations on longer planning timelines. The Hurricane neighborhoods guide is the fastest way to sort pocket-by-pocket pricing.

By late August in Hurricane, the recreation calendar starts winding down, and the buyer profile shifts. Family relocations slow until the next planning cycle, but second-home shoppers and retirees start touring more seriously as the fall planning season opens. The 2025 August did exactly that, with the unusual layer that the supply shelf kept growing while the buyer mix transitioned.

The watch item heading into September is whether sellers ease back. Two consecutive months of new listings running well above last year is unusual for Hurricane, and a September that finally cools the seller flow would be the start of the shelf working down. If sellers stay this active, the shelf carries into October at near-record depth.

The free valuation is the calibrated read on your specific home in this market.

Hurricane is layered. A primary-residence single-family home in Sky Mountain, Dixie Springs, or Cordero trades on a completely different curve than an STR-zoned condo or townhouse at Sand Hollow Resort or in parts of Pecan Valley, and the gap between the two has only widened in the last twelve months. A citywide median averages those two markets together into a number that fits almost no individual home. Real pricing starts at your parcel, comparing recent closings inside your subdivision and your product type, then adjusts for view, lot, and rental rights. The fastest read on where your home likely lands is the what is my home worth in Hurricane page, then a full home valuation turns the band into a calibrated number.

Timing matters more here than in cities without an active STR overlay. If you are deciding between listing now and waiting, the should I sell now or wait calculator runs the math on carry cost against probable appreciation, and the seller net sheet shows what you would actually pocket once the costs you cannot avoid come out. Getting the first list price right in week one is the single biggest lever you control, because the Hurricane buyer pool is more selective than it was a year ago and any overpriced listing quietly trains the market to wait you out.

Hurricane is not one market either. Sand Hollow Resort STR product trades against a national pool of Vrbo and Airbnb investors and underwrites off projected nightly revenue. Sky Ranch, Hurricane Views, Falcon Ridge, and Dixie Springs trade against Wasatch Front families and retirees on conventional financing. Two homes four hundred yards apart can have completely different rental rights, completely different buyer pools, and completely different price discovery. National algorithms miss this entirely.

That is why the neighborhood lens is the starting point here, not a footnote. Whether your home sits in a Cordero or Firerock primary-residence pocket, on a Sand Hollow Championship Course view lot, or inside a designated STR overlay, the marketing pitch has to match the actual buyer pool for the product type. My full breakdown of every Hurricane area, what it offers, who buys there, the rental rules, and how it tends to price, lives on the Hurricane neighborhoods guide. Start there before you anchor to a single listing.

Most Hurricane sellers are landing somewhere next, and the two halves go far smoother planned as one. If you are scaling up for a Sky Ranch view lot or a Cordero floor plan with room for the family, my moving up in Hurricane guide covers the sequencing so you are never stuck owning two homes or scrambling with none. If you are unlocking equity and going the other way toward a low-maintenance single level closer to town, the right-sizing in Hurricane page walks through doing it without leaving money on the table.

New construction is genuinely worth a look in either direction, because Hurricane carries more active and entitled lots than any city in the region. Sand Hollow Resort, Cordero, Copper Rock, Firerock, and Peach Springs Estates all run consistent inventory with active builder incentives. My new construction in Hurricane guide breaks down the active communities and the builder bench behind them. When you are ready to list, the full story of how I take a Hurricane home to market lives on my sell your Hurricane home page. Whichever direction you are headed, I can quarterback both sides of it at once.