Besides down payment, you typically need earnest money, closing costs, and prepaids — and sometimes reserves. On a $450,000 illustration, 3.5% down is $15,750. That is not cash to close. Dollar figures on education pages are worked examples for illustration. They are not your payment, cash to close, or an offer of credit. Snapshot as of 2026-08.
The cash stack, in order
- Earnest money. Due per the Utah REPC. Usually credited at closing, not extra forever, but it leaves your account when you go under contract. Three lines: earnest vs down payment vs closing costs.
- Down payment. Program minimums differ. Gift funds and DPA can fill this line when documented. See gift funds and DPA stacked with an FHA gift.
- Origination and lender fees. Can show as a fee or a lender credit. Credits reduce cash; they are usually paid for in rate.
- Title, escrow, and recording. Utah residential closings typically fund at a title company, not through a real-estate attorney as in attorney-closing states. Owner’s and lender’s title premiums and escrow/closing fees vary by title company even inside the same county. Treat any range as a range. Details: Utah closing costs.
- Prepaids. Homeowners insurance, prepaid interest, and tax impounds. Utah property tax billing is county-specific. The first escrow analysis can surprise buyers because the tax year and the mortgage escrow year do not line up the same way in every county.
- Reserves. Some programs and overlays want months of PITI left after closing. That is still cash even if it stays in your account. See mortgage reserves (months of PITIA).
Utah-specific, without cloning city pages
Utah does not levy a statewide real estate transfer tax. County recording fees still apply and differ by county. Recording and tax amounts still differ in Salt Lake City, Lehi, Provo, and Draper. Those landings are market context, not a second set of fee tables.
What happens next
Use the closing-cost calculator for a range, then ask for a Loan Estimate. Compare cash to close on that form, not a blog illustration. First-time program overview: first-time buyers.
Common questions
Keep going
What to do next
Education first. A conversation with a loan officer is how you find out what may actually fit your file.
Loan information is provided by Ondo Real Estate (NMLS ID on file). This is not a commitment to lend, a loan approval, or an offer of credit. Rates, terms, and payments shown are estimates for illustration only, are not a quote, and are subject to credit approval, underwriting, and market conditions. You are not required to use Ondo for financing to buy or sell with Ondo. Equal Housing Lender. Program rules, fees, and county loan limits change. Confirm the current published schedule and lender overlays. Nothing here is a quote, a lock, or a credit decision. Licensing and disclosures