FHA Loans in Highland, Utah

The minimum credit score for an FHA loan with 3.5% down is 580. If your credit score is between 500 and 579, you may still qualify with a 10% down payment. These are FHA minimums, individual lenders may have overlays that require higher scores. We work with multiple FHA-approved lenders to find the best fit for your credit profile. If your score is below the minimum, we can recommend credit counseling resources to help you get mortgage-ready.

FHA loans require both an upfront mortgage insurance premium (UFMIP) of 1.75% of the loan amount and an annual mortgage insurance premium (MIP) paid monthly. The annual MIP rate depends on your loan amount, down payment, and term length. For most borrowers putting 3.5% down on a 30-year loan, the annual MIP is 0.55% of the loan balance. Unlike conventional PMI, FHA MIP remains for the life of the loan unless you refinance to a conventional loan after building sufficient equity.

Yes. FHA loan limits vary by county and are updated annually. In Utah County and Salt Lake County, the current FHA loan limit for a single-family home is significantly higher than the national baseline. We can confirm the exact limit for Highland and help you determine if the median home price in your desired neighborhood falls within FHA limits. If you need a loan above the FHA limit, we can explore conventional and jumbo options.

Yes. The FHA 203(k) rehabilitation loan lets you finance both the purchase price and renovation costs in a single mortgage. There are two types: the Limited 203(k) for cosmetic improvements up to $35,000, and the Standard 203(k) for larger structural renovations. This can be especially valuable in older neighborhoods where homes may need updating. We guide you through the contractor selection and draw process.

Highland and Alpine share large-lot character, but Highland is more accessible with slightly smaller typical lot sizes and more developed commercial amenities (especially with the new Town Center). Highland's housing stock tends to be newer on average, and prices, while premium, are generally below Alpine's top tier. For investors, Highland may offer better liquidity because more homes trade and rents sit slightly below Alpine's top range. Both are in the Alpine School District.

Highland Town Center is a mixed-use development that's transforming the city's identity from a purely residential bedroom community into a place with walkable dining, shopping, and gathering spaces. The development includes restaurants, retail, and residential components. For existing Highland property owners and investors, the Town Center adds lifestyle amenities that enhance rental marketability, tenants can now walk to dinner or coffee rather than driving to American Fork for everything. This is a meaningful quality-of-life improvement that supports rent growth and tenant retention.

4-bedroom homes in Highland typically rent for $2,500–$3,500, with 5-6 bedroom homes on large lots reaching $3,500–$5,000. These rents reflect the premium location, school district, and property quality. Acquisition costs in the $600K–$900K range mean cash-on-cash returns are modest, but appreciation has been strong and consistent. Highland is a wealth-building market for investors who value stability, low management intensity, and longer average occupancy. The small inventory of rentals means well-priced listings generate immediate interest.