Utah · State guide
How to buy a house in Utah
A fast-growing, high-price state with unusually generous down payment help and low taxes — set against one hidden risk most buyers overlook: earthquakes. Here is the playbook for buying in the Beehive State.
Last updated June 2026
Why Utah is different
Buying a house in Utah, the short version
The federal process is the same everywhere — read the complete guide to buying a house for the eight universal steps — but Utah has its own programs, taxes, and closing rules worth knowing before you start.
The picture: Utah is expensive relative to incomes (a statewide median around $528,000, one of the higher states; Salt Lake and Utah County are booming “Silicon Slopes,” Park City is ultra-expensive). The state agency, Utah Housing (UHC), offers a rare combo — a first mortgage plus a second that can cover your whole down payment.
Two big wins: property taxes are low (primary homes are taxed on just 55% of value) and there’s no transfer tax. Closings run through a title company. The catch most buyers miss: the Wasatch Fault runs right under the cities, and earthquake coverage is separate. Use the 50-state hub to compare other states.
The market
What homes cost in Utah
High relative to incomes, but cooler than the pandemic frenzy.
The statewide median sale price was about $528,000 in spring 2026 (Redfin), up around 1–2% year over year, with rising inventory and homes taking ~52 days to sell — a more balanced market than the boom, though affordability is stretched. Utah is one of the fastest-growing states, so demand stays strong. Prices vary widely:
Median prices by area
Park City (Summit, ultra-expensive resort) ~$2.6M · Salt Lake City ~$585K · Salt Lake County ~$568K · Utah County (Provo/Orem, “Silicon Slopes”) ~$548K · St. George (Washington) ~$520K · Davis County ~$515K · Weber (Ogden, more affordable) ~$454K · Tooele (SLC commuter) ~$445K–$477K.
Down payment & rate help
Utah Housing (UHC) programs
You don’t apply directly — you work through a participating lender. A 660 credit score (620 for the Score loan) and a homebuyer course are the main requirements.
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A first loan + a second for the down payment
UHC’s signature move: pick a first mortgage (FirstHome for first-timers, Score for lower credit, or NoMI, a conventional loan with no monthly mortgage insurance), then add a second mortgage of up to 6% of the loan for your down payment and closing costs — so you can buy with little cash up front.
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$20,000 for a new-build home (SB 240)
A special state program gives first-time buyers up to $20,000 toward a newly built home priced at or below $450,000 — as a 0% loan with no payments, repaid only when you sell or refinance. It’s popular and funded first-come, so move fast while money lasts.
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Grants for veterans & law enforcement
UHC adds targeted grants: a Law Enforcement Grant of up to 3.5% (max $25,000), forgiven over five years, and a $2,500 grant for veterans discharged within the last five years — which doesn’t even require a UHC mortgage.
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Local & federal help
Cities and counties stack more: Salt Lake County up to $20,000, Utah County up to $40,000, Ogden up to $20,000. Plus the federal loans — VA (0% down, near Hill Air Force Base), USDA (0% down in rural areas), and FHA (3.5% down).
The UHC rules in brief
You’ll generally need a 660 credit score (620 for the Score loan, 700 for NoMI), completion of a homebuyer education course, and household income and price under limits. Price caps run about $495,000–$650,000 depending on the county (highest in Summit/Park City). The down payment second mortgage is a repayable 30-year loan at a rate a bit above the first — some lender pages cite different spreads, so confirm the current terms with your lender. Note: the HomeAgain loan for repeat buyers is currently marked temporarily suspended.
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From stacking UHC’s down payment help with a city program to getting an earthquake insurance quote for the Wasatch Front, a local pro can walk you through it — and answer the questions this page can’t. Free, with no obligation.
Property taxes
Property taxes in Utah: low
Good news here: Utah has low property taxes — an effective rate around 0.55%, well below the national average, with a typical bill near $2,500. The big reason is the primary residential exemption: your primary home is taxed on just 55% of its market value (a 45% exemption). Utah’s “Truth in Taxation” system also keeps rates stable — when values rise, rates automatically fall to hold revenue flat. And there’s no transfer tax.
New-construction trap: file for the residential exemption
One thing to watch, especially on a new-build: homes can default to the higher non-residential rate until you file a Residential Property Declaration — miss it and you’re taxed on 100% of value instead of 55%. Two more breaks worth knowing: the circuit breaker for lower-income homeowners 66+ (up to about $1,412), and a veterans-with-a-disability exemption that scales with the VA rating and can eliminate the tax entirely for 100%-rated veterans. Apply through your county.
Closing & costs
Closing on a home in Utah
Utah is a title-company state — a title/escrow company handles the closing and recording, and an attorney isn’t required. Title insurance is standard, and by custom the seller pays for your (owner’s) policy while you pay the lender’s. There’s no transfer tax — just modest recording fees. On financing, the 2026 conforming limit is $832,750, but many Utah counties have higher FHA limits because prices are high: $637,100 in Salt Lake, $744,050 in Davis/Weber (Ogden), $601,450 in Utah County, and up to $1,163,800 in Summit/Wasatch (Park City).
Utah uses a seller disclosure form
Utah sellers customarily complete a Seller’s Property Condition Disclosure — covering the home’s condition, systems, and known problems — before you’re under contract. The federal lead-paint disclosure applies to pre-1978 homes. Always get your own home inspection too — the form is the seller’s knowledge, not a guarantee — and given Utah’s ground, it’s worth understanding the home’s age and construction with earthquakes in mind.
Insurance & risks
Insuring a Utah home
Utah home insurance is among the cheapest in the country — averaging around $1,300 a year. But there’s a big hidden risk: earthquakes. The Wasatch Fault runs directly under the Wasatch Front (Ogden, Salt Lake City, Provo), where most Utahns live — the 2020 Magna quake near Salt Lake City was a wake-up call. Add growing wildfire risk in the foothills and canyons, heavy mountain snow, and some flooding (flash floods and snowmelt).
Earthquake coverage is separate — and most people skip it
This is the key thing to understand in Utah: a standard policy excludes earthquake damage. You need a separate earthquake policy, and it carries a high deductible (typically 10–20% of your home’s value). Despite the Wasatch Fault, only about 14% of Utah homeowners carry it — a big gap given the risk. If you’re buying anywhere on the Wasatch Front, at least get a quote. Utah has no FAIR Plan, so a hard-to-insure home would go to a specialty carrier. And flood is separate too (NFIP), with a 30-day wait.
Wherever you buy
The steps that work the same in Utah
Utah sets the local rules, but these parts of buying are the same everywhere.
Quick answers
Buying a house in Utah: common questions
How much money do you need to buy a house in Utah?
With a conventional loan you need 3% down, FHA 3.5%, and VA or USDA can be 0%. On a typical ~$528,000 home that’s roughly $15,800–$18,500 down plus closing costs — but UHC’s second mortgage can cover the down payment, so many buyers need very little cash. See how much you really need →
Does Utah have down payment assistance?
Yes, and it’s generous. Utah Housing pairs your loan with a second mortgage of up to 6% for the down payment and closing costs. And the SB 240 program gives first-time buyers up to $20,000 toward a newly built home. Cities add more — Utah County up to $40,000. See assistance programs →
Why are Utah property taxes so low?
Because primary homes get a 45% exemption — they’re taxed on just 55% of market value — and the “Truth in Taxation” system keeps rates stable. The effective rate is around 0.55%, well below the national average. There’s also no transfer tax.
Do I need earthquake insurance in Utah?
It’s worth strongly considering if you’re on the Wasatch Front (Salt Lake City, Provo, Ogden), where the Wasatch Fault runs. Standard policies exclude earthquakes, so it’s a separate policy with a high deductible. Only about 14% of Utahns carry it, despite the real risk.
What credit score do you need in Utah?
UHC generally requires a 660 (620 for the Score loan, 700 for the no-PMI NoMI loan). For loans broadly, FHA can go to 580 and USDA/VA typically want 620. A higher score mainly earns a lower rate. Check the score by loan type →
Do I need an attorney to buy a house in Utah?
No. Utah is a title-company state — a title or escrow company handles the closing and recording. You can hire an attorney for a complex deal, but it’s not required. Title insurance is standard, and the seller customarily pays for your owner’s policy.
Does Utah have a transfer tax?
No — Utah does not impose a real estate transfer tax, which keeps closing costs lower than in many states. You’ll just pay modest recording fees for the deed and trust deed.
What is the $20,000 new-construction program?
It’s a state program (SB 240) that gives first-time buyers up to $20,000 toward a newly built or never-lived-in home priced at $450,000 or less. It’s a 0% loan with no monthly payments, repaid when you sell or refinance, and it’s funded first-come until the money runs out.
What’s the conforming loan limit in Utah?
$832,750 in most counties for 2026, but Summit and Wasatch counties (Park City) go up to $1,163,800. FHA limits are also elevated in many counties — $637,100 in Salt Lake, $744,050 in Davis/Weber — because Utah home prices are high. Loans above the conforming limit are jumbo.
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