Frequently Asked
Questions.
Buying or selling a home on the Wasatch Front raises plenty of questions. Here are honest, straightforward answers from Adam and Natalie based on years of local experience.
Buyer FAQs
What do I need to get pre-approved for a mortgage?
Pre-approval starts with a credit check, income verification, and a review of your debt-to-income ratio. Lenders want to see recent pay stubs, W-2s or tax returns, and bank statements, and they will also pull your credit report. With 30-year fixed rates averaging about 7.4% in mid-October 2026, it is worth asking about a rate lock early in the process. A pre-approval letter also gives your offer real weight, which still matters when the right home attracts multiple buyers.
How much money do I need for a down payment?
Down payments can range from as little as 3% on a conventional loan up to 20% to avoid private mortgage insurance (PMI). VA loans and USDA loans offer zero-down options for eligible buyers, and Utah buyers should also look into the Utah Housing Corporation's down payment assistance programs, which can significantly reduce out-of-pocket costs. The right structure depends on your income, credit, and goals. We can connect you with trusted local lenders to explore what works best for your situation.
Is now a good time to buy a home in Utah?
Late 2026 has brought a more balanced Wasatch Front market than buyers have seen in years. Inventory has climbed through the year, and the most recent published county data (September 2026) shows months of supply near 3.6 in Salt Lake County, with median days on market around 58 there and 64 in Utah County. Median sales prices came in around $557,000 in Salt Lake County (all home types), the median listed home in Utah County ran about $570,000, and sellers received about 96 percent of original list price in Salt Lake County, according to Utah Association of REALTORS data. With 30-year fixed rates averaging about 7.4% in mid-October 2026, the real question is whether the monthly payment fits your budget and timeline. If the numbers work and you plan to stay for several years, buying now can make solid financial sense.
How long does the home buying process take?
Once your offer is accepted, plan on roughly 30 to 45 days to closing. The search phase varies with your criteria and with inventory, which has been improving for buyers through 2026 as more homes have come on the market. Being pre-approved and ready to act quickly still makes a meaningful difference when the right home appears. We help our clients move efficiently through every step, from first offer to keys in hand.
What are HOA fees and what do they cover?
Homeowner association fees are recurring charges that fund shared amenities and community maintenance. In Daybreak, the master community association fee is about $145 per month for 2026, covering the lake, trails, pools, parks, and common areas, and buyers in villages like Garden Park Village also pay sub-association dues for services such as exterior maintenance and snow removal. Fees vary widely from one community to another, so it is important to review the HOA documents, budget, and reserve study before purchasing. We walk our clients through every detail so there are no surprises after closing.
How do today's interest rates affect my buying power?
The average 30-year fixed mortgage rate crossed back above 7% in early October 2026, with Freddie Mac's survey at 7.40% for the week ending October 15. Higher rates shrink buying power, which is why we compare options by total monthly payment rather than by price alone. Rate buydowns, builder incentives, and seller concessions can all offset part of the rate cost, and with more inventory on the market, sellers are often willing to negotiate. We model the scenarios for you before you make an offer.
What should I know before buying new construction on the Wasatch Front?
Register your buyer's agent before your first visit to a model home, or the builder may not allow your agent into the transaction. The sales agent in the model represents the builder, not you. In fall 2026, builders across the Wasatch Front are competing with incentives such as mortgage rate buydowns, closing cost credits, and design center allowances, with packages commonly worth $15,000 to $60,000 on many homes and the largest offers reaching toward $100,000 on higher-priced properties. Budget separately for city impact fees, and get the HOA documents and a tax estimate based on the finished value before you sign. Adam's New Home Construction certification means he knows the build process, the design center, and the fine print.
What is a 55+ active adult community, and who can live there?
55+ active adult communities offer single-level, low-maintenance floor plans, clubhouse amenities, and an active social calendar designed for the second half of life. Under the federal Housing for Older Persons Act, most are age-restricted, which generally means at least one resident must be 55 or older; occupancy rules vary by community, so it is important to verify them with the builder or HOA before buying, and Fair Housing protections apply throughout. Daybreak's Garden Park Village and SpringHouse Village are the best-known examples along the Wasatch Front, and Adam's SRES designation means he understands the financial, lifestyle, and timing considerations that go with the move.
Can I take my current mortgage rate with me when I move?
Not today. No lender in Utah currently offers a portable mortgage that lets you carry your existing rate to a new home. The MOVE Act, a proposed federal bill introduced in the House in August 2026, would push Fannie Mae and Freddie Mac toward supporting portable mortgages, but it is still at the beginning of the legislative process and is not law. In the meantime, the practical options are assumable loans, where a qualified buyer can take over an eligible seller's existing loan, shopping rates with multiple local lenders, and locking a rate when the numbers work. We can walk you through what each option means for your situation.
Should I consider an adjustable-rate mortgage (ARM) with rates above 7%?
With 30-year fixed rates above 7%, a 5- or 7-year ARM can offer a noticeably lower start rate, which can make sense if you expect to move or refinance within the fixed period. The trade-off is that the rate adjusts after that window, so it is essential to understand the caps and the worst-case payment before you commit. An ARM is a tool, not a default, and the right answer depends on how long you plan to stay in the home. We help you model both paths with your lender so you compare the total cost, not just the headline rate.
How do rate buydowns work, and who pays for them?
A buydown uses an upfront payment to lower your mortgage rate, either temporarily or for the life of the loan. Temporary buydowns, like 2-1 structures, reduce the rate for the first year or two and are often funded by a seller or builder credit, which is one reason new construction incentives and seller concessions have become so common in 2026. Permanent buydowns reduce the rate for the whole loan term but cost more upfront. Both are tools to compare by total monthly payment over the time you expect to own the home, and we can help you evaluate what a builder or seller is actually offering.
Can a younger spouse or guests live in a 55+ community?
Under the federal Housing for Older Persons Act, most 55+ communities require at least one resident age 55 or older per home, and a younger spouse or partner can generally live there, but each community sets its own occupancy rules in its governing documents, so it is important to verify the specifics with the builder or HOA. Rules for guests, caregivers, and long-term visitors also vary by community, and some associations verify ages with periodic surveys. Fair Housing protections apply throughout. Adam's SRES designation means he has guided many families through exactly these questions, and we always confirm the written rules before you commit.
Seller FAQs
How do I prepare my home for sale?
Start with decluttering, a thorough deep clean, and addressing any minor repairs that could raise questions during inspection. Curb appeal matters more than most sellers realize, and strategic staging can help buyers emotionally connect with the space. The Stark Group provides personalized staging guidance and a comprehensive marketing plan designed to maximize your home's value and exposure. Our goal is to make your property stand out from the first showing.
How long does it take to sell a home in Utah?
Market time varies by price point, condition, and location, but the numbers are more forgiving than a few years ago: median days on market ran about 58 in Salt Lake County and 64 in Utah County in the most recent published reports (September 2026), and sellers received about 96 percent of original list price in Salt Lake County, according to Utah Association of REALTORS data. Well-priced, well-presented homes in desirable neighborhoods like Daybreak, Draper, and South Jordan still attract offers within the first couple of weeks. Homes priced above the market tend to sit and ultimately sell for less. We position your home competitively from day one.
What is my home worth?
A comparative market analysis (CMA) evaluates recent sales of similar properties in your area, along with your home's condition, location, size, and unique features. Online estimates are a starting point, but they can't account for the details that truly drive value in your specific neighborhood. The Stark Group offers a free, no-obligation home valuation consultation that gives you a clear, data-backed picture of what your home is worth in today's market.
Should I make repairs before listing?
Focus on high-return items: fresh neutral paint, clean carpets, updated light fixtures, and anything that affects a buyer's first impression. Avoid major renovations that may not pay for themselves at resale. Every property is different, and the Stark Group helps you prioritize which improvements are worth the investment and which ones to skip. Our goal is to net you the most money with the least disruption.
What are closing costs for sellers?
In Utah, seller closing costs typically run 1 to 3 percent of the sale price. These generally cover agent commissions, title fees, any outstanding liens, and prorated taxes or HOA dues. We walk sellers through every line item before closing so there are no surprises. Understanding these costs upfront helps you plan your net proceeds accurately.
How much are buyers offering compared with asking price right now?
Through 2026, the over-asking, waived-contingency offers of a few years ago have given way to a more balanced market: sellers in Salt Lake County received about 96 percent of original list price in September 2026, according to Utah Association of REALTORS data, and more homes now sell below asking than above it. That makes initial pricing more important than ever: the first few weeks on market are when your home gets the most attention, and an overpriced launch loses that window. We price from current sold data in your neighborhood and adjust quickly based on feedback, so you capture the strongest offers early.
How do new construction incentives affect the sale of my home?
Builders up and down the Wasatch Front are competing for the same buyers with rate buydowns, closing cost credits, and design center allowances commonly worth $15,000 to $60,000 on many homes, and sometimes more on higher-priced properties. When buyers compare your resale against a new build, the comparison happens monthly payment to monthly payment. We price and position your listing with that comparison in mind: finished landscaping, upgrades, move-in-ready condition, and a clear story about why your home is the better value. In a market with incentives this strong, presentation and pricing have to be deliberate.
Should I offer a rate buydown or closing cost credit to buyers?
With 30-year fixed rates above 7%, a seller concession can be the difference between an offer and a pass. A closing cost credit or a temporary rate buydown lowers the buyer's monthly payment, which is the number most buyers are shopping on right now, and it can be more effective than a larger price cut at the same net cost to you. Builders across the Wasatch Front use exactly this playbook, and resale sellers can too. We model the trade-offs with your lender so you know what each concession costs you and what it does for your sale.
What is a rent-back, and when does it make sense?
A rent-back lets you stay in your home after closing, usually for a few weeks or months, while you transition to your next home. It is common when a seller is buying a new home that closes later, and it can prevent a double move or a gap in housing. The buyer agrees to the arrangement in the contract, typically with a per-day rate and a move-out date, and the terms are spelled out in writing. In a balanced market with more inventory, buyers are often willing to accommodate a reasonable rent-back, and we negotiate the terms so both sides are protected.
Should I wait to sell until mortgage rates come down?
Rates affect buyers' purchasing power, and higher rates do mean some buyers step back, but waiting on a rate forecast is usually the most expensive strategy of all. In the current balanced market, buyers are still active, and the buyers who remain are serious: they are pre-approved and ready to move. Pricing, presentation, and concessions matter more than the rate headline, and your personal timeline matters more than trying to time the market. We analyze your home's value, your equity, and your goals to help you decide what fits your financial plan.
Have More Questions?
Contact the Stark Group for a no-obligation consultation. We're here to help you make confident, informed decisions.