Hi Friends,

Fall has finally arrived in Southern Utah, and with it comes crisp morning air, changing colors, and a noticeable shift in the real estate market. Just like the leaves, home values are starting to drop. While luxury homes are still selling strong, the bread-and-butter price points—where most buyers shop—are softening. Buyers now have choices and homes are staying on the market longer than any time in the last decade.

According to September 2025 MLS data, the average sale price is up compared to last year—but the median sale price is down. What does that mean? Luxury homes continue to sell well, but the majority of homes—those at the core price points—are seeing a dip in value. Simply put: prices are beginning to fall.

Why? Supply is outpacing demand. Active listings are up nearly 25% from last year, and homes are taking about 70% longer to sell. Buyers now have options—and when buyers have options, they get picky.

So let me ask you: if you were a buyer, would you fight for an average home that’s just “okay,” or hold out for the one with a huge RV garage, an incredible view, or a backyard pickleball court? That’s exactly what’s happening in the market right now. Homes are still selling, but only the ones that offer the most features, the best benefits, and the right price.

Strategy Tips

For Sellers:
This isn’t the time to test the market with a high price tag and hope someone falls in love. That worked in 2021—it doesn’t work in 2025. Today, your home has to scream VALUE!!! Top features, clear benefits, and a sharp price win. Buyers are comparing options, and they’re ruthless. Price aggressively, present your home well, and make it the best choice in its category.

For Buyers:
Congratulations—you finally have bargaining power! With more homes on the market, you can compare, negotiate, and make deals that work for you. Cash is still king. My typical buyer sold a property somewhere else and is paying cash. You know the saying—cash is king! My buyers are making plenty of lowball offers—and sometimes they stick. But here’s the catch: it only works on overpriced homes. Homes priced right? They’re still attracting multiple offers.

Bottom line: Sellers who price smart win. Buyers who stay disciplined find deals.

Why should you work with me? Today I was showing homes to a buyer who stopped me mid-conversation and said, “You are the best real estate broker I’ve ever worked with. You know the market, you know the homes, and your construction background saved me from buying a house with problems.” That meant a lot—it’s exactly what I strive for: real expertise, real protection, real results. Her kind words put a smile on my face.  I guess I have learned a few things in my 16+ years of selling homes in this town.

Remember, I handle everything from rural properties to urban multifamily, desert dwellings to ski resort cabins. I know the Utah market inside and out.

Beyond listing and selling for others, I am building spec homes, flipping houses, investing in rentals, consulting with developers on subdivisions, and participating in American Capitalism.  Call me if you ever want to talk investments.

So… what’s your plan? Will you be a seller who prices high and waits—or one who moves quickly with a smart strategy? A buyer who waits indefinitely—or one who recognizes value and acts decisively?
Whatever side you’re on, let’s make a plan together.

 

On a personal note, life outside of real estate has been full lately. For my son’s birthday, we went flying in a small plane and got to see Washington County from a bird’s eye perspective — something he’ll never forget. I’ve been spending weekends in the mountains with my boys, watching the aspen trees turn gold and feeling the crispness of fall settle in. We went panning for gold in a mountain stream, and I think I might have found a teeny tiny gold flake, but I threw it back so it could grow bigger—or does that only work with fish? At Lake Powell, we’ve soaked in the cool morning air while enjoying the warm water and finished our days with campfires that my boys can never seem to get enough of.  I’ll be running the St. George Marathon on Saturday.  If you happen to be out there on the course or spectating, give me a smile and a wave. 

Talk soon,

Joe Allen
(435) 773-3870
Joe@RealtyAbsolute.com
Realty Absolute
Southern Utah’s Home Adventure Guide
Real Estate Broker | 2500+ properties sold | Investor