Buying a home is one of the largest financial decisions most people will ever make, and the process has more moving parts than most buyers expect going in. The buyers who feel best about their experience are almost always the ones who understood what was coming before it happened; not the ones who were surprised at every step.
Here is the full home buying process we take with all of our buyers, in order, with no steps skipped.
Step 1: Get pre-approved before you look at a single home
Pre-approval is not the same as pre-qualification. Pre-qualification is a quick estimate based on what you tell a lender. Pre-approval is a verified assessment of your income, assets, credit, and debt; and it produces a letter that sellers and their agents take seriously.
In Utah's current market, submitting an offer without a pre-approval letter is the fastest way to lose a home to another buyer. Even in slower submarkets, sellers want to know you can close before they take their home off the market.
Get pre-approved first, before you fall in love with anything.
When choosing a lender, ask about their average days to close, their communication style, and whether they have experience with the specific loan type you need. Utah County has a large first-time buyer population, which means local lenders are well-versed in FHA, USDA, and VA loan structures alongside conventional financing.
Step 2: Find your agent and sign a buyer representation agreement
Since August 2024, buyers are required to sign a written buyer representation agreement (aka, Buyer Broker Agreement) with their agent before touring homes. This agreement specifies how your agent will be compensated and commits both of you to the relationship.
Read it. Ask questions about it. Understand what you are agreeing to before you sign. A good agent will take time to explain the document to you thoroughly, and will welcome any questions; how an agent handles the Buyer Broker Agreement is your first signal of whether this is someone you want in your corner.
Your agent's job is to understand what you need, show you homes that fit, advise you on pricing and strategy, write and negotiate your offer, manage your transaction through closing, and be honest with you when the numbers do not work or a home is not right for you. Choose someone who does all of those things, not just the first two.
Step 3: Search with a clear picture of your priorities
Before you start touring homes, make a list that separates your non-negotiables from your preferences. Non-negotiables are the things that would make you walk away from an otherwise perfect home; specific school boundaries, a minimum number of bedrooms, a maximum commute time. Preferences are the things you want but could live without.
This list matters because the emotional experience of touring homes is powerful and can blur the line between what you need and what you want. Having the list keeps you grounded when you walk into a kitchen you love in a neighborhood that does not actually work for you.
In Utah County right now, understand that inventory varies dramatically by city. Provo had a median of 7 active listings on July 31, 2026, and homes going to contract in 25 days. Alpine had zero active listings. If your target city has low inventory, you need to be prepared to move quickly and make clean offers.
Step 4: Make an offer
When you find the right home, your agent will pull current comparable sales to help you determine an offer price. In Utah County in July 2026, nine of sixteen cities tracked sold at or above list price. That context matters for how you structure your offer.
A competitive offer in a low-inventory market typically includes a strong price, a reasonable inspection period (8 to 14 days is standard in Utah), a realistic closing timeline that works for the seller, and minimal contingencies beyond what protects you financially. Your agent will advise you on what the specific property and market conditions call for.
The Utah REPC (Real Estate Purchase Contract) is the standard contract form used across the state. Your agent should explain every section before you sign.
Step 5: Earnest money and complete your due diligence
Once your offer is accepted, you will deposit earnest money; typically 1% of the purchase price. This money is held by your Agent's Brokerage and will be applied to your down payment at closing.
Your due diligence period begins immediately once you are under contract and includes the home inspection, review of any HOA documents if applicable, review of the seller's disclosures, and any additional inspections you want (sewer scope, radon, meth, mold, structural, roof, etc) In Utah, the inspection period is negotiated in the contract and is known as the Due Diligence Deadline. Use every day of it.
If the inspection turns up issues, you can request repairs, request a price reduction, or cancel the contract and receive your earnest money back; but only within the due diligence period. Once it expires, you have generally committed to the home in its current condition.
Step 6: Appraisal and loan approval
A great lender will wait to order your appraisal of the home once you've completed your inspection (the appraisal fee is paid out of pocket by you. You don't want to have paid this fee if you found something wrong during your inspection and have decided to cancel the contract.) The appraisal is the lender's independent assessment of what the home is worth; and if it comes in below the purchase price, you and the seller will need to renegotiate or you will need to make up the difference in cash (or cancel.)
Simultaneously, your lender will be processing your loan. This involves providing additional documentation, responding to underwriter requests, and clearing all loan conditions before your lender issues a clear to close. This process typically takes 21 to 30 days. Stay responsive to your lender; delayed responses from buyers are the most common cause of closing delays.
Step 7: Final walkthrough
The day before or the morning of closing, you will do a final walkthrough of the home. This is your opportunity to confirm that the property is in the agreed condition; that any negotiated repairs have been completed and that nothing has changed since you made your offer.
If something is wrong at the final walkthrough, tell your agent immediately. Do not sign closing documents until you have a clear resolution.
Step 8: Close
Closing typically takes place at a title company. You will sign a significant amount of paperwork, pay your closing costs and down payment via wire transfer or cashier's check. You'll then wait for your purchase to record with the county (aka "recording"). Once the home is recorded, you'll receive your keys.
Closing costs for buyers in Utah typically run 2% to 3% of the purchase price, covering loan origination fees, title insurance, escrow fees, prepaid interest, and property taxes. Your lender will provide a Closing Disclosure (CD) three business days before closing that itemizes every cost.
If you are ready to start the process in Utah County, reach out to Foundry Group. We work with buyers across every price point and city in the county and will give you a clear picture of what to expect before your first showing.
FAQ
How long does it take to buy a home in Utah County?
From accepted offer to closing typically takes 21 to 45 days (our average is about 27- 32 days), depending on your loan type and how quickly your lender processes the file. The search period before finding a home varies widely; some buyers find the right home in a week, others take several months. The full process from starting your search to holding your keys commonly runs two to four months in our experience.
How much money do I need to buy a home in Utah County?
You need a down payment, closing costs, and cash reserves. Down payment requirements vary by loan type; FHA loans require 3.5% down, conventional loans can be as low as 3% down for qualified buyers, and VA loans require no down payment for eligible veterans. Closing costs typically run 2% to 3% of the purchase price. On a $550,000 home, that means approximately $19,250 to $38,500 for a 3.5% FHA down payment plus closing costs combined.
What is a buyer representation agreement?
Since August 2024, buyers in Utah are required to sign a written agreement with their agent before touring homes. The agreement specifies how the agent will be compensated and the terms of the relationship. It protects both the buyer and the agent by making the arrangement transparent before any homes are shown. Read it carefully and ask your agent to explain anything unclear before signing.
What is earnest money and do I get it back?
Earnest money is a deposit, typically 1% of the purchase price, that you submit once your offer is accepted. It is held at your agent's brokerage and applied to your down payment at closing. If you cancel the contract within the inspection period for inspection-related reasons, you generally receive it back. If you cancel outside the agreed contingency periods without a legitimate contract reason, you may forfeit it to the seller.
What is the Utah REPC?
The Utah Real Estate Purchase Contract (REPC) is the standard contract form used in residential real estate transactions across Utah. It covers offer price, earnest money, inspection period, financing contingency, closing date, and all other material terms of the purchase. Your agent should walk you through every section before you sign it.
Do I need a home inspection in Utah?
You are not legally required to get one, but you should. A home inspection identifies issues with the property's condition that are not visible during a showing; roof, HVAC, electrical, plumbing, foundation, and more. In Utah, you negotiate an inspection period in the purchase contract. Use it. If the inspection reveals significant issues, you can request repairs, negotiate a price reduction, or cancel the contract and receive your earnest money back within that window.
This article is for general informational purposes only and reflects publicly available information at the time of writing. It is not legal, tax, or financial advice. Loan requirements, contract terms, and market conditions change — confirm current information with your agent and lender and consult qualified professionals for advice specific to your situation.
