Utah Mortgage Guide 2026
This Utah mortgage guide covers everything you need to know about getting a mortgage in Utah — FHA loan limits by county, Utah Housing Corporation assistance programs, the primary residence property tax exemption, closing costs, and the 2026 Utah housing market outlook.
Utah Mortgage Guide: Loan Limits by County (2026)
Most of Utah’s counties sit at the national FHA floor, but the Wasatch Front and mountain resort counties are designated high-cost areas with limits well above it. In high-cost counties, the conforming loan limit matches the FHA limit exactly, since both are calculated the same way under the Housing and Economic Recovery Act (HERA) formula.
| County / Area | Conforming Limit | FHA Limit | Notes |
|---|---|---|---|
| Most counties (16 of 29 — Beaver, Box Elder, Cache, Carbon, Daggett, Duchesne, Emery, Garfield, Iron, Kane, Millard, Piute, San Juan, Sanpete, Sevier, Uintah) | $832,750 | $541,287 | National floor |
| Rich County (Evanston, WY-UT MSA) | $579,600 | $579,600 | High-cost tier |
| Juab / Utah County (Provo-Orem-Lehi MSA) | $601,450 | $601,450 | High-cost tier |
| Washington County (St. George MSA) | $607,200 | $607,200 | High-cost tier |
| Salt Lake / Tooele County (Salt Lake City-Murray MSA) | $637,100 | $637,100 | High-cost tier |
| Davis / Morgan / Weber County (Ogden MSA) | $744,050 | $744,050 | High-cost tier |
| Grand County | $839,500 | $839,500 | High-cost tier |
| Wayne County | $997,050 | $997,050 | High-cost tier |
| Summit / Wasatch County (Heber, UT MSA) | $1,163,800 | $1,163,800 | Highest in Utah |
FHA loan limits vary significantly across Utah. From the national floor of $541,287 in most counties to $1,163,800 in Summit and Wasatch counties, always verify your specific county at HUD’s official FHA limit lookup tool, and confirm conforming limits at FHFA’s conforming loan limit page.
Loan Programs Available in Utah
| Program | Min Down Payment | Min Credit Score | Best For |
|---|---|---|---|
| FHA | 3.5% | 580 | First-time buyers, lower credit scores |
| VA | 0% | 580–620 (lender overlay) | Veterans, active duty, surviving spouses |
| USDA | 0% | 640 | Rural buyers meeting income limits |
| Conventional | 3–20% | 620 | Strong credit, wants PMI cancellation |
| Utah Housing FirstHome | 0% (with DPA) | 660 | First-time buyers + lowest UHC rate |
| Utah Housing FHA/VA Mortgage | 0% (with DPA) | 620 | First-time and repeat buyers |
| Utah Housing Freddie Mac HFA Advantage | 0% (with DPA) | 680 | Lower mortgage insurance costs |
Utah Housing Corporation Programs
Utah Housing Corporation (UHC) is the state’s housing finance agency and administers Utah’s primary homebuyer assistance programs. UHC works through a network of participating lenders — it does not lend directly to buyers.
| Program | Assistance Amount | Structure | Key Requirements |
|---|---|---|---|
| Down Payment Assistance (Traditional) | 6% of first mortgage, max $27,500 | 30-year second mortgage, monthly payment required | Rate is first-mortgage rate + 1% (capped at 8%) |
| Down Payment Assistance (Deferred) | 3.5% of first mortgage, max $27,500 | 30-year second mortgage at 3.5%, no monthly payment | Due at sale, refinance, or maturity |
| New Construction Program Assistance | Up to $20,000 | Down payment, closing costs, or rate buydown | First-time buyers of new construction; limited $50M statewide allocation |
Income and purchase price limits matter. Utah Housing income and purchase price limits vary by county. For most Utah counties, 1–2 person household income limits range from roughly $118,000 to $143,000, with purchase price limits from about $566,000 to $878,000 depending on the county. Check Utah Housing’s current income and purchase price limits at utahhousingcorp.org before applying.
Utah Property Taxes
Utah’s property tax system includes a significant primary residence exemption under the Utah Constitution (Article XIII, §3) and Utah Code §§59-2-102 and 59-2-103. County assessors exempt 45% of the fair market value of a primary residence (and up to one acre of land), meaning your taxable value is just 55% of market value.
Key rule: To qualify for the primary residential exemption, the property must be occupied as your primary residence for 183 or more consecutive days in a calendar year. A Residential Property Declaration (PT-19A/PT-19B) may be required by your county assessor to confirm eligibility.
| Purchase Price | Taxable Value (55%) | Est. Annual Tax (~0.95% of taxable value) |
|---|---|---|
| $400,000 | $220,000 | ~$2,090 |
| $550,000 | $302,500 | ~$2,874 |
| $700,000 | $385,000 | ~$3,658 |
| $1,000,000 | $550,000 | ~$5,225 |
Effective tax rates vary by county and local taxing district. Always confirm your specific county’s mill levy and current exemption rules at the Utah State Tax Commission.
Closing Costs in Utah
Utah buyer closing costs typically run 2%–3% of the purchase price. Utah is one of a small number of states with no real estate transfer tax — there is no state or county tax on the transfer of real property, which keeps Utah closing costs modest compared to many other states.
| Fee | Rate / Amount | On a $600,000 Purchase |
|---|---|---|
| Real estate transfer tax | None — Utah charges no transfer tax | $0 |
| Title insurance (owner’s policy) | Based on purchase price | ~$1,200–$2,000 |
| Lender’s title insurance | Based on loan amount | ~$800–$1,400 |
| Escrow / settlement fee | Varies by title company | ~$400–$800 |
| Recording fees | Set per county recorder | ~$80–$150 |
| Loan origination fee | 0–1% of loan amount | $0–$4,800 |
No transfer tax note: Because Utah does not levy a real estate transfer tax, buyers and sellers avoid a cost that runs into the thousands of dollars in many other states. Always confirm exact fees with your title/escrow company before closing.
Utah Housing Market Overview (2026)
Utah’s housing market remains driven by strong in-migration and a growing tech and healthcare economy along the Wasatch Front, while rural and mountain resort areas see distinct dynamics driven by tourism and second-home demand.
| Area | Market Notes |
|---|---|
| Salt Lake City / Salt Lake County | Largest metro; strong job growth; higher FHA/conforming limit reflects home values |
| Provo-Orem / Utah County | Rapid growth corridor; tech sector expansion; high-cost designated |
| Ogden / Weber-Davis-Morgan | More affordable than Salt Lake; growing suburban demand |
| St. George / Washington County | Fast-growing retirement and relocation market; high-cost designated |
| Summit / Wasatch (Park City, Heber) | Resort and second-home market; Utah’s highest loan limits |
| Rural Utah (most other counties) | More affordable; many areas USDA-eligible |
