Cedar City, Utah 435-999-2549

Steve Holm·Iron County

Selling a house in Cedar City, Utah

What your house is worth here depends on Iron County sales, not on a regional average. This page has the current local numbers with their sources, what changed for sellers in 2024, the disclosures Utah actually requires of you, and how a listing runs start to finish.

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The short answer

If you only read one section

Selling in Iron County
What your house is worth
Nobody can tell you from a website. What is knowable: the Iron County median sale price was $395,000 in July 2026, and the 2026 year to date median was $417,250 on 703 closed sales. Your house is not the median. Pricing it means comparing it to actual Iron County sales, not to a regional average and not to St. George.
What it costs to sell
Compensation to a listing brokerage is not set by law, is not set by any association or MLS, and is fully negotiable. A Utah listing agreement has to say so conspicuously. There is no standard rate and nobody can quote you one honestly without a conversation about your house.
How long it takes
Median days on market for the Cedar City CBSA was 90 in September 2026. That is the middle of the market, not a promise about your house. After an accepted offer, a financed sale commonly runs about 30 to 45 days to settlement on the lender's timeline.
What you have to disclose
Utah sellers owe a written Seller's Property Condition Disclosure by the deadline in the contract, covering known defects that materially affect value and would not be found by a reasonable inspection. If the house was built before 1978, federal lead-based paint disclosure applies on top of that.
What changed in 2024
Offers of compensation to a buyer's agent can no longer be published in the MLS. You can still choose to contribute to a buyer's costs, and that now gets negotiated inside the offer rather than advertised in the listing.

Nothing here is legal or tax advice, and nothing here is a valuation of your house. It describes process, names the forms, and cites its numbers. For your situation, talk to me, your attorney or your CPA.

The numbers

What Iron County is actually doing

Cedar City and Iron County
Median sale price, Iron County, July 2026
$395,000
Median sale price, July 2025
$410,000
Median sale price, 2026 year to date
$417,250
Closed sales, 2026 year to date
703
Median LIST price, Cedar City CBSA
$419,950
Median days on market
90
Statistical area
CBSA 16260, Iron County only

Read the last three rows together, because that is the whole pricing lesson. The median list price for the Cedar City CBSA was $419,950 in September 2026. The median sale price for Iron County was $395,000 in July 2026. Those come from two different sources measuring two different things, so it is not a clean subtraction. But the direction is the point: what houses are asking and what houses are getting are not the same number, and the gap is paid for in days on market. The median there was 90.

The other thing worth seeing: July 2026 came in below July 2025, while the 2026 year to date median was up 3.0 percent on 703 closed sales. A single month down inside a year that is up is an ordinary market. Anyone using one month to tell you to hurry is using it wrong.

What changed

What changed for sellers in August 2024

The headline change is that an offer of compensation to a buyer’s agent can no longer be published in the MLS. Before 17 August 2024 that was advertised with the listing and buyers largely never saw the mechanics. Now the buyer agrees their agent’s compensation in writing with their own brokerage before they tour anything.

For you as a seller, two practical consequences. First, you are no longer publishing an offer of compensation up front. Second, buyers may ask you to contribute toward their costs as a term inside their offer, and you treat that like any other term: accept, counter or decline, weighed against everything else in the offer.

The other change worth knowing is about your own agreement. A Utah listing agreement now has to carry a conspicuous disclosure that compensation is not set by law and is fully negotiable. That is true of what you pay your listing brokerage as well. There is no standard rate in this county or any other, and anyone who tells you there is, is describing their own pricing.

The work

What I do with a listing here

Price it against Iron County, not the region

The comparable sales that price your house come from Iron County. A number pulled for Washington County describes a different market an hour south. This is the most common way a Cedar City house gets mispriced, and it happens in both directions.

Put it in front of an audience that is not just the MLS

The listing goes everywhere a listing goes. Beyond that, I have built an audience filming this area. Over 71 million views across social in about 2.5 years, those being my own figures covering roughly March 2024 to date and moving month to month. When a seller asks how many people will actually see their house, that is the honest answer, and it reaches people a sign in the yard never will.

Shoot it properly

Photography, and video where the house earns it. I film this county constantly, so this is not something I outsource and hope for.

Tell you what to fix and what to leave

I hold a Utah contractor license in general building and general engineering classifications. That is not a service I sell here. It does mean that when we walk your house I can usually tell you which repairs will come back at you during the buyer’s due diligence and which ones are not worth doing before listing.

Handle the disclosure paperwork properly

The Seller’s Property Condition Disclosure is not a formality. Getting it complete and on time protects you, and getting it wrong is one of the few things in a transaction that can follow a seller after closing.

Negotiate the whole offer, not just the price

Price is one term. Deadlines, what conveys, repair requests after the inspection, appraisal risk, and any concession the buyer is asking for all change what you actually net. The highest number on paper is not always the best offer in front of you.

See how I film this area

Step by step

How selling a house in Cedar City goes

Seven stages. How long stage four to five takes is the market’s decision. Everything after an accepted offer runs on dates written into the contract.

1. Walk the house and talk about timing

Before any paperwork. What you have, what shape it is in, where you are going and when. If the answer is that you should wait, I would rather say that now.

2. Price it against real Iron County sales

Comparable sales, adjusted for what is actually different about your house. You see the comps and where each one came from. The online valuation tool is a starting point, not the answer.

3. Sign the listing agreement and agency disclosure

In Utah this is normally the Exclusive Right to Sell Listing Agreement and Agency Disclosure. It sets the term, the price, and the compensation, and it carries the required disclosure that compensation is not set by law and is fully negotiable. Read it before signing.

4. Prepare, photograph and list

Any pre-list work worth doing gets done first, then photography, then the listing goes live on the MLS and syndicates out from there, plus whatever the house justifies on social.

5. Showings and offers

Feedback comes back and we adjust if the market is telling us something. When offers arrive we compare them on all their terms, not just the top number.

6. Disclosures and due diligence

You provide the Seller's Property Condition Disclosure by the deadline in the contract, plus lead-based paint disclosure if the house predates 1978 and HOA documents if it is in an association. The buyer inspects, and anything that comes out of it is negotiable.

7. Appraisal, then settlement

The buyer’s lender orders the appraisal and finishes underwriting. Then signing at the title company, funding, and recording at the Iron County Recorder. It is sold when it records.

Your obligations

What a Utah seller has to disclose

This section is the one I would actually read twice. Disclosure is one of the few parts of a sale that can follow you after closing, and it is also the part people are most tempted to rush.

The Seller’s Property Condition Disclosure. Utah sellers provide this in writing, completed, signed and dated, by the Seller Disclosure Deadline set in the Real Estate Purchase Contract. The obligation is to disclose known defects that materially affect the value of the property and that a buyer would not discover through a reasonable inspection. Known is the operative word. You are not being asked to inspect your own house; you are being asked not to conceal what you already know.

Lead-based paint, if the house predates 1978. This is federal and it is not optional. The EPA requires the seller to disclose known lead-based paint and hazards, hand over any records or reports, provide the Protect Your Family From Lead In Your Home pamphlet and a lead warning statement, and give the buyer a 10 day period to test. Signed copies are kept for three years after the sale.

HOA documents, if the property is in an association. Those have to reach the buyer too, and the governing documents are part of what they are buying.

If you are unsure how to answer something on a disclosure, ask before you sign it rather than after. That question goes to me, to the principal broker on the agreement, or to an attorney. Guessing on a disclosure is the expensive option.

Questions

Seller questions, answered straight

What is my house worth in Cedar City, Utah?
No website can answer that, including this one. For context, the Utah Association of Realtors put the Iron County median sale price at $395,000 for July 2026, with a 2026 year to date median of $417,250 across 703 closed sales. Your house is not the median. An actual number comes from comparing it to recent Iron County sales of genuinely similar property, which is a conversation rather than a form.
How much does it cost to sell a house in Utah?
Compensation to a listing brokerage is not set by law, is not set by any association or MLS, and is fully negotiable. Utah listing agreements are required to say that conspicuously. Anybody quoting you a standard rate for the area is describing their own pricing, not a rule. Beyond brokerage compensation, sellers typically also see title and settlement fees, any recording or payoff costs, prorated property taxes, and whatever is negotiated with the buyer.
Do I still have to pay the buyer's agent?
Not automatically, and this is the part that changed. Since 17 August 2024 an offer of compensation to a buyer's agent cannot be published in the MLS. A buyer now agrees that compensation in writing with their own brokerage before touring. The buyer can ask you to cover some or all of it as a concession in the offer, and you can accept, counter or decline that like any other term.
How long will it take to sell?
Median days on market for the Cedar City CBSA was 90 in September 2026. That is the midpoint of everything on the market, so half took longer. It is not a forecast for a particular house. Once an offer is accepted, a financed sale commonly runs about 30 to 45 days to settlement, driven by the buyer's lender.
What do I legally have to tell a buyer about my house?
Utah sellers provide a written Seller's Property Condition Disclosure, completed and signed, by the Seller Disclosure Deadline in the Real Estate Purchase Contract. The obligation covers known defects that materially affect the value of the property and would not be found by a reasonable inspection. If the house was built before 1978, federal law adds lead-based paint disclosure, the EPA pamphlet, and a 10 day window for the buyer to test. Talk to your broker or an attorney about anything you are unsure how to answer. Do not guess on a disclosure.
Should I list at a higher price and come down later?
Look at the two numbers on this page before deciding. In September 2026 the median LIST price for the Cedar City CBSA was $419,950, while the July 2026 median SALE price for Iron County was $395,000. Those are different measurements from different sources, but the gap is a reminder that asking is not getting. A listing that sits gets stale, and buyers read days on market.
Is Cedar City the same market as St. George?
No. Cedar City is its own Micropolitan Statistical Area, CBSA 16260, containing Iron County and nothing else. St. George is the Washington County metro. If somebody prices your house using Southern Utah numbers without saying which county they came from, that is a problem, because most published Southern Utah figures are Washington County.
What does a listing agent actually do?
Price the house against real local sales, prepare and market it, put it in front of buyers, manage showings and feedback, compare and negotiate offers on all their terms, handle the disclosure obligations on time, and run the contract deadlines through to recording. The marketing is the visible part. The deadlines and the disclosures are where a sale is actually lost.
Can I sell without an agent?
Yes. For sale by owner is legal in Utah and some people do it successfully. What you take on is pricing it without access to full comparable sales data, the disclosure obligations, the contract deadlines, and negotiating directly with a buyer who may well have their own representation. If you want to try it, try it. Just go in knowing which parts are now yours.
What should I fix before listing?
Usually less than people expect, and different things than they expect. The repairs worth doing are the ones that will otherwise surface in the buyer's inspection and come back as a demand with leverage attached. Cosmetic upgrades late in the game rarely return what they cost. I would rather walk the house with you and tell you what to skip.
What if the appraisal comes in below the offer?
It becomes a negotiation. The options are generally that the buyer brings the difference, the price is adjusted, the parties split it, or the deal ends under the contract terms. Which of those is available depends on what the contract says and on how the buyer is financed, which is one reason the terms of an offer matter as much as its number.
Do you handle land and acreage, or only houses?
Both, plus commercial. Land in Iron County carries its own questions, water in particular, and a parcel out toward Beryl or Newcastle is a different sale from a house in town. Land also uses a different purchase contract than a residential sale.

Sources

Where the rules and numbers on this page came from

Dated so you can tell whether this page has kept up. If something here no longer matches the source, trust the source.

Utah Association of Realtors

Local Market Updates by County, July 2026 (Iron County row)
As of July 2026 · utahrealtors.com

Realtor.com via FRED, Federal Reserve Bank of St. Louis

Median Listing Price, Cedar City UT (CBSA), series MEDLISPRI16260
As of September 2026 · fred.stlouisfed.org

Realtor.com via FRED, Federal Reserve Bank of St. Louis

Median Days on Market, Cedar City UT (CBSA), series MEDDAYONMAR16260
As of September 2026 · fred.stlouisfed.org

U.S. Census Bureau and the Office of Management and Budget

Core Based Statistical Area delineation file, list1_2023, record 16260
As of 2023 delineation · www.census.gov

National Association of Realtors

NAR Settlement FAQs, practice changes effective 17 August 2024
As of retrieved October 2026 · www.nar.realtor

Utah Association of Realtors

NAR Lawsuit Settlement, Utah FAQs and Resources
As of retrieved October 2026 · utahrealtors.com

Utah Association of Realtors

Seller's Property Condition Disclosure, form and updates
As of retrieved October 2026 · utahrealtors.com

Utah Department of Commerce

Real Estate Purchase Contract, state published copy
As of retrieved October 2026 · commerce.utah.gov

U.S. Environmental Protection Agency

Real Estate Disclosure, lead-based paint rule for pre-1978 housing
As of retrieved October 2026 · www.epa.gov

Keep reading

Where to go next

Buying instead? Start here Cedar City realtor Tour Cedar City on video St. George Hurricane Kanab Richfield Notes on the market

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