Buying a home is exciting
It can also involve mortgage applications, inspections, deadlines, negotiations, paperwork, unfamiliar terminology and occasionally wondering why a perfectly ordinary-looking house has attracted six offers before you’ve even found somewhere to park.
That’s where I come in.
I’m Mandy Florence Mahon, a Utah Realtor serving home buyers throughout Utah County and Salt Lake County. I help first-time buyers, growing families, people relocating to Utah and existing homeowners looking for their next home understand their options and move through the buying process with a clear plan.
You don’t need to know everything about buying a house before you call me.
That’s my job.
Whether you’re ready to start touring homes next week or you’re simply wondering whether buying a home is realistic for you, we can start with a conversation.
Thinking about buying a home in Utah? Better Call Mandy.
Buying a Home Should Start With a Conversation, Not a House
One of the biggest mistakes buyers can make is starting with houses.
It’s understandable.
Looking at houses is considerably more entertaining than discussing financing, monthly payments and closing costs.
But before we decide whether you need a kitchen island large enough to land a small aircraft on, we should work out what you’re actually trying to accomplish.
When we first talk, I want to understand things like:
- Why are you considering moving?
- When would you ideally like to move?
- What monthly housing cost feels comfortable?
- Where do you work?
- How important is your commute?
- How much space do you actually need?
- Are schools, recreation, shopping or public transportation important to you?
- Do you want an established neighborhood or newer construction?
- Are you looking for your first home, your forever home or simply the next right home?
The goal isn’t to sell you the first house we walk into.
It’s to understand what home needs to look like for you.
Step 1: Know What You Can Comfortably Afford
Before seriously shopping for homes, most buyers should understand their financing options.
A mortgage lender can help determine what you may qualify to borrow based on factors such as income, debt, credit, available funds and the loan programs available to you.
But there’s an important distinction:
What you can qualify for and what you feel comfortable paying aren’t necessarily the same number.
Your home still needs to leave room in your life for groceries, cars, children, hobbies, vacations, emergencies and whatever else matters to you.
I want to help you find a home you can enjoy living in — not simply the most expensive house a lender says you can purchase.
If you haven’t spoken with a lender yet, that’s completely fine.
We can talk about where you are in the process and what your next step should be.
Step 2: Get Pre-Approved for a Mortgage
For buyers using financing, getting pre-approved before seriously shopping for homes can make the process considerably easier.
A lender can review your financial situation and help you understand:
- approximately how much you may be able to borrow;
- estimated monthly payments;
- potential down-payment requirements;
- loan programs that may be available;
- expected closing costs; and
- financial issues that might need addressing before purchasing.
Pre-approval also means that when the right home appears, you’re better prepared to make an offer.
You don’t want to finally find the house and then discover you need another week to figure out whether you can buy it.
Where Should You Buy a Home in Utah?
Finding the right home isn’t just about bedrooms, bathrooms and square footage.
Location can change almost everything about your daily life.
Utah County and Salt Lake County offer an enormous variety of communities, from established city neighborhoods to rapidly growing developments and quieter areas close to the mountains.
The best location isn’t necessarily the place someone on the internet has declared the “best place to live in Utah.”
It’s the place that works for you.
Buying a Home in Utah County
Utah County offers very different lifestyles depending on where you look.
North Utah County
Communities such as Lehi, American Fork, Highland, Alpine, Cedar Hills and Pleasant Grove provide convenient access to employment centers in northern Utah County and relatively easy access toward Salt Lake County.
Lehi and the surrounding area have experienced substantial development, while nearby communities can provide very different housing styles, lot sizes and neighborhood environments.
Central Utah County
Lindon, Orem, Vineyard and Provo put buyers close to many of Utah County’s major employment, education, healthcare, shopping and entertainment destinations.
These communities also offer a mixture of established neighborhoods, condominiums, townhomes, newer developments and larger single-family properties.
South Utah County
Head south and you’ll find communities including Springville, Mapleton, Spanish Fork, Salem, Payson and Santaquin.
Buyers considering this part of the county may be looking for additional space, different housing options or simply a community that better fits the lifestyle they want.
Western Utah County
Saratoga Springs and Eagle Mountain have become major residential areas with extensive newer construction and continuing development.
They’re worth considering if newer homes, developing neighborhoods and access to the western side of Utah County fit your plans.
Not sure which part of Utah County makes sense?
That’s exactly the kind of decision I can help you work through.
Buying a Home in Salt Lake County
Salt Lake County provides another enormous range of possibilities.
Communities including Draper, Sandy, South Jordan, Riverton and Herriman can be particularly interesting for buyers who want access to Salt Lake County employment and amenities while remaining within reach of Utah County.
But choosing between Utah County and Salt Lake County shouldn’t simply come down to a county line.
We’ll consider the things that actually affect your life:
commute, budget, housing options, schools, recreation, transportation, neighborhood characteristics and where you spend your time.
Sometimes moving a few miles changes the options available considerably.
That’s why choosing the location comes before falling in love with the house.
Step 3: Let’s Find the Right Homes
Once we understand your goals, location and budget, we can start searching seriously.
This is where the process gets considerably more fun.
I’ll help you identify homes that fit what you’re looking for and, importantly, help you evaluate what you’re actually seeing.
Because listing photographs are very good at their job.
Rooms can look enormous.
Lighting can look magnificent.
And somehow that busy road immediately behind the backyard didn’t quite make it into the photographs.
When we tour homes, we’re not simply deciding whether something looks nice.
We’re considering how well that property actually fits your needs.
Don’t Search for the Perfect House
There’s a difference between knowing what you want and creating a list so specific that the house you’re looking for may not actually exist.
I like separating your wish list into three categories:
Must Have
Things the home genuinely needs for it to work.
Maybe that’s a certain number of bedrooms, accessibility requirements, space for children, a home office or proximity to work.
Would Be Nice
Things you’d really like but could compromise on.
Perhaps that’s a three-car garage, finished basement, large kitchen or particular style of yard.
The Dream
The things we’d happily take if they happen to appear.
Mountain views.
A giant workshop.
A movie theater.
A swimming pool.
A secret passage hidden behind a bookcase.
I’m not promising the secret passage.
But if one appears, we’re absolutely looking at it.
Step 4: Touring Homes
Once we’ve identified promising properties, we’ll arrange showings and start seeing them in person.
This is where your priorities often become clearer.
Something you thought was essential may suddenly matter much less.
Something you hadn’t considered may become important.
And occasionally you’ll walk into a house and immediately know it isn’t right.
That’s useful too.
Every home we see helps narrow the search.
I’m not there to convince you to like a property.
I’m there to help you evaluate it.
Look Beyond the Furniture and Paint
It’s easy to be distracted by beautiful staging.
It’s equally easy to dismiss a perfectly good home because someone chose a paint color normally associated with children’s television.
Paint can change.
Furniture leaves.
Decor disappears.
Instead, we should pay attention to things that are harder or more expensive to change:
- location;
- lot;
- layout;
- structural condition;
- major systems;
- traffic;
- surrounding properties;
- practical living space; and
- whether the home actually works for your life.
Sometimes an ugly room is just an afternoon at the paint store.
Step 5: Making an Offer on a Utah Home
You’ve found the home.
Now things become serious.
Making an offer involves much more than deciding how much you’re willing to pay.
We’ll look at the property, comparable sales, current market conditions and the circumstances surrounding the listing before deciding how to structure an offer.
Depending on the transaction, an offer may address things including:
- purchase price;
- earnest money;
- financing;
- due diligence;
- appraisal;
- settlement timing;
- possession;
- requested inclusions;
- seller concessions; and
- other terms important to the transaction.
The strongest offer isn’t automatically the offer with the highest number.
Price matters, but terms matter too.
My job is to help you understand those decisions before you make them.
What Is Earnest Money When Buying a Home in Utah?
Earnest money is money a buyer provides in connection with an accepted purchase contract as specified by the agreement.
The amount and terms can vary.
More importantly, buyers need to understand when earnest money may be refundable and when it may become non-refundable.
Those details depend on the contract and the deadlines and conditions within it.
This isn’t an area where we guess.
We’ll go through the relevant terms and deadlines so you understand what you’re agreeing to before you sign.
Step 6: Your Offer Has Been Accepted — Now What?
Congratulations.
You have a house under contract.
Now we move from finding the home to investigating it.
This period can include several important pieces of the transaction, including:
- seller disclosures;
- due diligence;
- inspections;
- financing;
- appraisal;
- title work;
- insurance;
- negotiations or resolutions arising from due diligence; and
- preparing for settlement.
This is also where deadlines become extremely important.
Buying a home involves a team of people doing different jobs at different times.
Part of my job is helping you understand what’s happening next and keeping the transaction moving.
Step 7: Due Diligence and the Home Inspection
Buying a home is a significant financial decision.
You should have the opportunity provided by your contract to investigate what you’re buying.
Utah’s Real Estate Purchase Contract can make a buyer’s purchase conditional upon due diligence. Depending on the property and your concerns, due diligence can involve reviewing seller disclosures and investigating matters such as the physical condition of the home, roof, foundation, plumbing, electrical and mechanical systems, environmental or geological concerns, property boundaries, insurance, utilities, HOA costs and other matters important to the buyer.
A professional home inspection is commonly an important part of that process.
The purpose isn’t to produce a list of every scratch, loose doorknob and slightly grumpy cupboard hinge.
It’s to help you better understand the property you’re considering purchasing.
If significant concerns appear, we’ll discuss your options based on your contract and circumstances.
Step 8: The Appraisal
If you’re financing your purchase, your lender may require an appraisal.
The appraisal helps the lender evaluate the property’s value in relation to the loan.
Utah purchase contracts can also contain an appraisal condition.
If the property doesn’t appraise as expected, what happens next depends on the terms of the contract and the circumstances.
That doesn’t automatically mean the purchase is over.
It means we need to understand the options available and decide how you want to proceed.
Step 9: Financing and Preparing for Closing
While inspections and appraisal are happening, your lender continues working on your mortgage.
This is a particularly good time to avoid making dramatic financial decisions without speaking with your lender.
That new truck can probably wait.
So can financing an entire living room because the sofa was 40% off.
Before closing, your lender and title professionals will help provide the required financial and settlement information.
We’ll also make sure you understand the remaining steps before the property becomes yours.
Step 10: Final Walk-Through
Before closing, buyers typically have an opportunity to conduct a final walk-through according to the terms of their transaction.
This isn’t another home inspection.
It’s an opportunity to verify the property’s condition and address relevant agreed-upon matters before completing the purchase.
Then comes the part we’ve been working toward.
Closing on Your Utah Home
At settlement you’ll complete the documents necessary for the purchase.
But in Utah, signing documents and becoming the legal owner aren’t necessarily the exact same moment.
The transaction still needs to complete the required closing and recording process.
We’ll make sure you understand when closing is complete and when possession occurs under your agreement.
Then you get to do something considerably more enjoyable:
move into your home.
First-Time Home Buyers in Utah
If you’re buying your first home, you aren’t expected to know how all of this works.
You probably haven’t previously needed to know the difference between earnest money, due diligence, appraisal, settlement and recording.
That’s completely normal.
Ask questions.
Lots of them.
There are no bonus points for pretending you understand something you don’t.
My job is to explain the process in ordinary language so you can make informed decisions.
Your first home doesn’t have to be your forever home either.
It simply needs to be the right home for this stage of your life.
Moving to Utah From Another State
Buying a home becomes more complicated when you’re also relocating.
You may be trying to understand communities, commute times and housing while living hundreds or thousands of miles away.
I can help you narrow the search by looking beyond the house itself.
We’ll talk about where you’ll work, where you expect to spend your time, the type of community you’re looking for and what matters most to your household.
Then we can narrow Utah County and Salt Lake County into areas worth exploring.
You don’t need to understand Utah before calling a Utah Realtor.
That’s one of the reasons to call one.
Buying and Selling a Home at the Same Time
Already own a home?
Then buying the next one can require additional planning.
The timing of selling your current property and purchasing another can affect financing, offers, moving dates and how the transactions are structured.
There isn’t one solution that’s right for everybody.
Before putting either transaction in motion, we’ll look at the entire picture.
If you’re considering selling your existing home as part of the move, visit my Sell Your Utah Home guide as well.
The sooner we understand both sides of the move, the more options we usually have.
New Construction Homes in Utah
Utah County and Salt Lake County both have areas with significant new-home construction.
Walking into a beautiful model home can make buying new construction feel wonderfully simple.
Remember:
The builder’s sales representative represents the builder.
Buyers should still understand the contract, timelines, costs, included features, upgrades, warranties and other terms involved in the purchase.
If you’re considering new construction, talk to me before your first visit to the builder, particularly because builder policies concerning buyer representation can vary.
I’ll help you evaluate new construction alongside existing homes so you can decide which makes more sense for you.
Why Buy a Home With Mandy?
Real estate is obviously about houses.
But buying one is mostly about people making decisions.
Before becoming a Realtor, I worked in accountability coaching.
That experience shapes the way I approach real estate.
I believe complicated goals become easier when you:
understand what you’re trying to accomplish, create a plan, know the next step and have someone helping keep everything moving.
I’m not here to pressure you into buying a house.
I’m here to help you make a good decision.
Sometimes that means moving quickly when the right opportunity appears.
Sometimes it means saying:
Nope. This isn’t the one.
Both can be good real estate advice.
Frequently Asked Questions About Buying a Home in Utah
What is the first thing I should do before buying a home in Utah?
Start by understanding your goals, budget and likely financing. You don’t need to have everything figured out before speaking with a Realtor. An early conversation can help establish what steps make sense before you begin seriously touring homes.
How much money do I need to buy a house in Utah?
There isn’t one universal amount. Your required funds depend on the purchase price, loan program, down payment, closing costs and terms of the transaction. A mortgage professional can help determine the financing options available to you.
Do I need 20% down to buy a home in Utah?
Not necessarily. Different mortgage programs have different down-payment requirements. A lender can explain which programs you may qualify for and the costs associated with each.
Should I get pre-approved before looking at houses?
For buyers who need financing, getting pre-approved before seriously shopping is generally useful. It helps establish your likely purchasing range and puts you in a better position to make an offer when you find the right property.
What is earnest money in Utah real estate?
Earnest money is money provided by a buyer in connection with an accepted purchase contract under the terms of that agreement. Whether and when it is refundable depends on the contract, conditions and applicable deadlines.
What is due diligence when buying a home in Utah?
Due diligence is the buyer’s opportunity, when provided for in the purchase contract, to investigate the property and determine whether it is acceptable. That can include reviewing seller disclosures, obtaining inspections and investigating physical, financial, environmental and other matters important to the purchase.
Should I have a home inspection?
A professional inspection can provide valuable information about the condition of a property. Buyers should decide which inspections or other evaluations are appropriate for the particular home and their circumstances.
What happens if the inspection finds problems?
That depends on the findings, your purchase contract and the applicable deadlines. Depending on the circumstances, there may be options available to the buyer. We’ll review what the inspection found and discuss the choices provided by your agreement.
What happens if the house doesn’t appraise for the purchase price?
The answer depends on your financing, the appraisal condition in the purchase contract and the circumstances of the transaction. A low appraisal doesn’t necessarily end a purchase, but it can require the parties to consider their available options.
How long does it take to buy a home in Utah?
There’s no single timeline. Finding the home could happen quickly or take months. Once a property is under contract, the closing timeline depends on the contract, financing and circumstances of the transaction.
Is Utah County or Salt Lake County better for buying a home?
Neither county is universally better. Utah County and Salt Lake County contain very different communities, housing options, commute patterns and lifestyles. The better question is which location best fits your budget, work, household and priorities.
Where should I buy a home in Utah County?
It depends on what matters most to you. Buyers may consider communities such as Lehi, American Fork, Pleasant Grove, Orem, Provo, Springville, Mapleton, Spanish Fork, Saratoga Springs and Eagle Mountain for very different reasons. My Utah Communities guide can help you begin comparing them.
Can Mandy help me buy a home in Salt Lake County?
Yes. I work with buyers in both Utah County and Salt Lake County, including communities such as Draper, Sandy, South Jordan, Riverton and Herriman.
Can Mandy help me if I’m moving to Utah?
Absolutely. Relocation buyers often need more than property listings. I can help you compare communities and narrow your search based on budget, commute, housing preferences and the lifestyle you’re trying to create in Utah.
When should I contact Mandy about buying a home?
Earlier than you might think.
You don’t need a pre-approval.
You don’t need to know exactly where you want to live.
You don’t even need to be certain you’re ready to buy.
If buying a home is something you’re seriously considering, we can start with a conversation and work out what comes next.
Ready to Buy a Home in Utah?
You don’t have to figure out the entire process before making the first call.
Maybe you’re ready to buy now.
Maybe you’re six months away.
Maybe you’ve been looking at homes online every night and have reached the stage where every real estate app on your phone knows more about your future plans than your family does.
Wherever you’re starting, we’ll figure out the next step.
I help buyers throughout Utah County and Salt Lake County, including Lehi, American Fork, Pleasant Grove, Lindon, Orem, Vineyard, Provo, Springville, Mapleton, Spanish Fork, Salem, Payson, Saratoga Springs, Eagle Mountain, Draper, Sandy, South Jordan, Riverton, Herriman and surrounding communities.
Let’s talk about what you’re looking for, where you’d like to live and what needs to happen to get you there.
Buying a home in Utah? Better Call Mandy.
Mandy Florence Mahon
Call or Text: 801-899-5591
Email: you@BetterCallMandy.com
Utah Realtor
Serving Utah County & Salt Lake County