FHA Loans in Kearns, 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 Kearns 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.

The Utah Olympic Oval is a unique amenity, it hosts public skating, hockey leagues, speed skating competitions, and fitness programs. Public skating and league ice time are year-round rec options. The Oval draws visitors from across the valley, which supports nearby commercial activity and gives Kearns an identity that other affordable communities lack. Properties near the Oval can market the recreational access as a lifestyle perk. While it doesn't dramatically lift values, it prevents the stagnation that can affect communities without anchoring amenities.

3-bedroom single-family homes in Kearns typically rent for $1,400–$1,700/month, with updated properties at the higher end. 4-bedroom homes with finished basements reach $1,700–$2,000. These rents paired with purchase prices in the $300K–$380K range produce strong cash-on-cash returns. The tenant pool is price-sensitive, so competitive pricing and responsive maintenance are key to minimizing vacancy. Properties with fenced yards and updated kitchens lease fastest.

Kearns has shown steady but unspectacular appreciation, it tends to follow county trends rather than lead them. The long-term hold case rests on cash flow and gradual value increase rather than speculative appreciation. As Salt Lake County's affordable options shrink, Kearns' relative value should improve. The fixed housing stock (no significant new construction land) means supply is constrained, which supports both rents and values over time. Investors who maintain properties well and keep rents competitive tend to do well here over 10+ year horizons.