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Straight answers to the most common questions about buying, selling, and investing in Utah real estate — from a licensed REALTOR® and USMC veteran.
Conventional loans require 3–20% down. FHA loans require 3.5% with a 580+ credit score. VA loans require 0% down for eligible veterans. USDA loans are also 0% down for qualifying rural areas in Utah.
From accepted offer to closing, the typical Utah transaction takes 30–45 days. Getting pre-approved first can shorten that timeline significantly.
A buyer's agent represents your interests — not the seller's. In Utah, buyer agent compensation is typically paid through the transaction at no out-of-pocket cost to you. Having one is strongly recommended.
Earnest money is a good-faith deposit (typically 1–2% of purchase price) submitted with your offer. It shows the seller you are serious. It goes toward your closing costs and is refundable under most contingencies.
A home inspection is a professional evaluation of a property's condition. It is not legally required in Utah but is highly recommended. You can negotiate repairs or credits based on the findings.
Get a free Comparative Market Analysis (CMA) from a licensed agent. A CMA reviews recent sales of similar homes nearby and gives you a realistic price range — far more accurate than online estimates like Zestimate.
In active markets like Salt Lake County, well-priced homes often receive offers within 7–14 days. Average days on market in Utah ranged from 18–45 days in 2025-2026 depending on city and price point.
Utah sellers typically pay 6–8% of the sale price in total closing costs. This includes agent commissions, title insurance, county transfer fees, and any seller concessions negotiated in the contract.
Focus on high-ROI improvements: fresh paint, carpet cleaning, landscaping, and fixing obvious defects. Major renovations rarely return full value. Your agent can advise on what buyers in your price range expect.
A CMA is a free estimate from your agent based on comparable sales. An appraisal is a formal, paid report from a licensed appraiser — typically required by lenders. Both serve different purposes in the transaction.
Yes. Utah is a VA loan-friendly market. VA loans offer $0 down, no private mortgage insurance, and competitive rates for eligible veterans, active-duty service members, and surviving spouses.
For veterans with full entitlement, there is no VA loan limit — you can finance any amount the lender approves. Standard conforming loan limits in Utah counties range from $766,550 to $1,209,750 for 2026.
The VA funding fee is a one-time fee (typically 1.25–3.3% of the loan amount) paid to the VA. It can be rolled into the loan. Veterans with a service-connected disability rating of 10%+ are often exempt.
You can request your COE through the VA eBenefits portal, through your lender (most can pull it directly), or by submitting VA Form 26-1880 by mail. Most veterans get their COE online within minutes.
Yes, but the condo community must be on the VA-approved list. Many Utah condo developments are approved. Your agent and lender can check VA approval status before you make an offer.
Utah's population growth consistently outpaces housing supply. Long-term, buying in Utah has proven to build wealth. Short-term timing depends on your personal financial readiness, not market predictions.
As of early 2026, the median home price in Salt Lake City is approximately $579,000. Prices vary significantly by neighborhood, ranging from the $400Ks in more affordable west-side areas to $1M+ in the Avenues and 9th & 9th.
West Valley City (~$380K median), Taylorsville (~$400K), Murray (~$425K), and Kearns offer the most affordable entry points in Salt Lake County. Further south, Payson, Spanish Fork, and Springville are also competitive.
Competitive, but more balanced than 2021-2022. In 2025-2026 many well-priced homes still receive multiple offers. Overpriced homes sit longer. Having pre-approval and a strong agent matters more than ever.
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