Most first-time files stall on cash to close, not on the sticker price. This hub is the map for money besides down payment, how Utah Housing / other DPA can sit next to a gift on an FHA loan, and what is actually unique about a Utah title closing. Snapshot as of 2026-08.
Start with the cash stack
Read how much cash besides down payment before you shop as if 3.5% is the whole number. Then earnest money vs down payment vs closing costs for the three cash lines, and the Utah closing-cost guide for title, origination, and prepaids that vary by county and title company. Remaining assets after that stack: reserves as months of PITIA. After you close, Utah’s once-a-year tax bill vs the first impound analysis: property tax calendar vs first escrow analysis and how the escrow cushion is set. After the first year, a shortage on the analysis notice is a different letter: escrow shortage after the first year. The week after funding and the first statement: what happens the week after funding and first statement vs note rate. Owner’s vs lender’s title: title insurance: owner vs lender. Impounds vs a waiver overlay: impounds vs waiving escrow.
If family or an agency is helping
- Gift-fund paper trail — the gift letter is not optional.
- Parent is gifting: who signs what — occupancy and title are not the same as a donor signature.
- Student loans and DTI after IDR / SAVE — a $0 dashboard line is not automatically $0 in underwriting.
- Should I wait for 20% down? — PMI vs saving longer is a cash-and-timeline trade, not how MIP later ends.
- What a Utah REPC deadline does to your loan — due diligence and financing are separate 5:00 p.m. Mountain Time clocks.
- How long a first purchase usually takes — ranges from pre-approval to CTC, not a closing-date promise.
- File mistakes, not lifestyle listicles — new debt, job change, large deposits, occupancy.
- Townhome vs condo HOA docs — not every townhome is a condo. The plat is the underwrite. Insurance form: hazard vs HO-3 vs HO-6.
- Relocating when the job starts in 60 days — offer-letter seasoning is not a published 60-day rule.
- DPA stacked with an FHA gift — a second lien is not a gift.
- Grants and assistance map — agency rules change; confirm with the agency.
Then pick a program
FHA vs conventional is the usual first comparison. USDA only if the map and income tests pass. VA if you have remaining entitlement.
Common questions
Guides in this cluster
Bring a cash-to-close number, not just a price
Use the closing-cost and affordability calculators for illustrations, then talk with a loan officer about sourced funds.
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