PARK CITY
FIRST-TIME HOME BUYER
Lifestyle-focused. Detail-driven. Local expertise.
FIRST-TIME HOME BUYER GUIDE
Wasatch Back Edition (Utah)
This guide outlines each step of the home buying process and explains why each stage matters, so you can move forward with clarity and confidence. It is designed for first-time buyers purchasing in Utah’s Wasatch Back, including those relocating from out of state.
alex@firstchairrealty.com firstchairrealty.com REALTOR®
214.454.4340
SECTION 1 INTRODUCTION
Buying your first home is a meaningful milestone. It represents financial responsibility, long-term planning, and the opportunity to create a space that reflects your lifestyle. The process can feel unfamiliar at the beginning, especially in a market like the Wasatch Back where property types, pricing, and lending considerations may differ from other parts of Utah or the United States. This guide is designed to provide clarity and help you move through each step with confidence.
For many buyers, uncertainty comes from not knowing what to expect. Understanding the overall process from the start reduces stress and allows you to prepare thoughtfully. This guide outlines each stage of the home buying journey, explains why each step matters, and highlights key considerations specific to this region. Whether you currently live in Utah or are relocating from another state, the goal is to help you make informed decisions that support your financial and personal goals.
Every first-time buyer has a different starting point. Some begin by researching online, while others prefer to speak with a real estate advisor or lender first. There is no single “right” entry point, and your experience will be unique. What remains consistent is the value of understanding the sequence of events, the roles of the professionals who will support you, and the financial commitments involved. With a clear roadmap, you can anticipate what comes next, prepare for important decisions, and avoid surprises.
This guide prioritizes education and transparency. You will learn what happens at each stage, the purpose behind each step, and how to navigate decisions with greater clarity. The aim is not only to help you purchase a home, but to ensure you feel informed, supported, and empowered throughout the process. With the right preparation, guidance, and understanding, your first home purchase can be a positive and rewarding experience.
Highlights
• A clear overview of the home buying process
• What happens at each stage and why it matters
• Key considerations for purchasing in the Wasatch Back region
• Guidance for both Utah residents and relocating buyers
SECTION 2 THE HOME BUYING TIMELINE
The home buying process follows a series of defined steps, each with a purpose that helps protect your interests and support informed decision-making. While the timeline can vary based on market conditions, financing, and the type of property you choose, the sequence remains mostly consistent. Understanding this flow helps you anticipate what comes next and prepare for each stage with confidence.
Most first-time buyers find that the process begins either with a conversation with a real estate advisor or with a lender to discuss financial readiness. Both paths are appropriate. Speaking with a lender early can clarify your budget and strengthen your purchasing position, while an initial consultation with a real estate advisor can help you understand the market and the steps ahead. The important thing is beginning with guidance rather than navigating the process alone.
Once you have a clear financial picture and feel ready to begin, the search process can be focused and purposeful. Touring homes is an exciting stage, and it is natural to develop preferences as you gain exposure to different properties. This phase is about learning what matters most to you, assessing trade-offs, and evaluating how each home aligns with your goals and lifestyle.
When you find a home you would like to pursue, your advisor will help you prepare and present an offer. This includes determining price, timelines, contingencies, and additional terms. If your offer is accepted, the next stages involve due diligence, inspections, appraisal, and loan processing. Each serves a distinct role in confirming that the home and financing meet your expectations and requirements.
Closing is the final step, leading to the transfer of ownership and your move-in. The full process typically takes 30 to 45 days once an offer is accepted, although timelines can be shorter or longer based on lender requirements, property type, or contractual terms. Having a clear expectation of these stages allows you to stay organized, plan effectively, and move through the process with less uncertainty.
Highlights
• Initial conversations with lender and/or advisor
• Pre-approval strengthens your position
• Focused search and tours
• Offer preparation and negotiation
• Due diligence, appraisal, and loan processing
• Closing, funding, and keys
SECTION 3 FINANCIAL FOUNDATIONS
A strong financial foundation creates clarity, reduces stress, and positions you for a successful home purchase. Before you begin the search, it is helpful to understand the costs involved, how lenders evaluate buyers, and what financial preparation supports long-term stability.
For most first-time buyers, the first step is assessing affordability. Lenders consider income, credit history, debt-to-income ratio, and available savings when determining how much you can borrow. This is not only about qualifying for a loan, but ensuring your monthly payment is comfortable for your lifestyle. Establishing a realistic budget is one of the most important decisions you will make, as it guides your search and protects your financial well-being.
In addition to the purchase price, there are upfront and ongoing costs to consider. Upfront costs may include earnest money, the down payment, inspection, appraisal, and closing costs. Ongoing expenses include your monthly mortgage payment, property taxes, homeowner’s insurance, utilities, maintenance, and any applicable HOA dues. Understanding these costs early helps you avoid surprises and plan with confidence.
Financing options for first-time buyers can vary. Many choose a conventional loan, while FHA, VA, and USDA loans offer pathways that may support lower down payments or qualifying criteria, depending on your situation. Local and state first-time buyer programs may also be available. If you are relocating from another state, it is helpful to know that lending guidelines can vary by region, and some Wasatch Back properties may require additional considerations due to price points or property type.
Preparing financially before beginning your search strengthens your position as a buyer. Improving credit, reducing debt, or building additional savings for your down payment or reserves can provide greater flexibility. The more prepared you are at the start, the smoother the process will be, particularly once you enter the offer and closing stages.
Highlights
• Assess affordability: income, credit, DTI, savings
• Upfront costs: earnest money, down payment, inspection, appraisal, closing
• Ongoing costs: mortgage, taxes, insurance, utilities, maintenance, HOA
• Loan types: Conventional, FHA, VA, USDA; programs may be available
• Preparation strengthens offers and reduces surprises
SECTION 4 PREPARING TO BUY
Preparation sets the tone for a smooth purchase. Before touring homes, it is helpful to confirm your financial readiness, assemble your team, and organize documents. This groundwork reduces uncertainty later and allows you to move decisively when you find the right property.
Start with a clear budget and a lender conversation. A lender can outline how income, credit history, debt-to-income ratio, and cash reserves shape your purchasing power. Pre-approval goes a step beyond pre-qualification by verifying documents and providing a written approval amount. This matters because strong pre-approval signals readiness to sellers and can improve your position in a competitive environment.
Next, assemble your team. Typical professionals include a lender, real estate advisor, home inspector, homeowner’s insurance provider, and a title or escrow company. Each plays a specific role at different points in the process. Knowing who is on your team and how to reach them helps you act quickly and stay organized.
Gather key documents early. Common items include recent pay stubs, W-2s or 1099s, two years of tax returns, bank and asset statements, identification, and documentation for any gifts or additional funding sources. Organizing these materials in advance avoids delays during underwriting and keeps your timeline on track.
Consider your timeline and logistics. If you currently rent, review your lease terms to understand notice requirements or potential overlap. If you are relocating, plan for temporary housing, storage, or travel time for tours and closing. A realistic plan reduces pressure when you are under contract.
Finally, set clear expectations for communication. Decide how often you would like updates and which channels you prefer. Consistent communication provides reassurance, allows you to anticipate next steps, and ensures that important deadlines are not missed.
Highlights
• Confirm budget; obtain pre-approval
• Assemble your team: lender, advisor, inspector, insurance, title/escrow
• Gather documents early (pay stubs, tax returns, bank statements, ID)
• Plan logistics: lease timing, temporary housing, storage, travel
• Set communication preferences to avoid missed deadlines
SECTION 5
SEARCHING
FOR THE RIGHT HOUSE
A focused search begins with clarity about priorities. Distinguish essentials from preferences by creating a simple list of must-haves, nice-to-haves, and deal breakers. Common categories include budget, size, layout, parking, outdoor space, access, and lifestyle needs such as proximity to recreation. Defining the few items that matter most keeps your search efficient and reduces second-guessing.
As you tour properties, evaluate both function and condition. Look beyond finishes to the fundamentals: roof age, windows, mechanical systems, water heater, foundation, drainage, and signs of deferred maintenance. A home that looks polished but requires significant near-term repairs may not align with your goals or budget.
Property type also shapes the experience. Condominiums and townhomes often provide convenience and shared amenities, while single-family homes may offer more space and autonomy. In mountain regions, homeowner associations are common and can influence monthly costs, maintenance responsibilities, and use rules. Reviewing governing documents and budgets helps set accurate expectations.
Mountain and winter realities are important to understand. Consider snow load on roofs, driveway slope and winter access, available parking during storms, and storage for outdoor gear. Heating systems vary; radiant or forced-air designs have different maintenance profiles and operating costs. Utility expenses can be higher in cold climates, and energy efficiency upgrades may provide long-term value. Radon testing is common in many mountain areas and can be addressed with mitigation if needed.
Short-term rental rules and community standards are another factor. Even if you do not plan to rent, restrictions can affect lifestyle and resale. Clarify whether nightly rentals are permitted, restricted, or prohibited, and understand any application or licensing processes if they apply.
Finally, keep the bigger picture in view. Evaluate how well each home supports your daily routine across seasons. Accessibility during winter and proximity to services can influence enjoyment and long-term satisfaction.
Highlights
• Define must-haves, nice-to-haves, and deal breakers
• Evaluate condition: roof, windows, systems, drainage, maintenance
• Understand property types and HOA implications
• Mountain realities: snow load, winter access, driveway slope, parking
• Heating/utility costs; energy efficiency; radon testing
• Confirm short-term rental rules and processes
SECTION 6
MAKING AN OFFER
When you are ready to pursue a home, your offer should reflect market context, recent comparable sales, and your comfort level. Pricing is part analysis and part strategy. Comparable properties help establish value, while current supply, demand, and days on market inform how assertive your terms should be.
Offer components typically include price, earnest money, financing and appraisal terms, inspection and due diligence timelines, inclusions or exclusions, and closing date. Earnest money demonstrates commitment and is generally applied to closing costs or the down payment. Clear timelines protect your rights to inspect and review information without unnecessary delay.
Contingencies are designed to manage risk. Financing and appraisal terms protect you if the loan or valuation does not meet expectations. Inspection and due diligence allow you to evaluate condition and disclosures. In competitive situations, some buyers choose to adjust timelines or structure their terms to remain appealing while preserving essential protections. The goal is balance: strong enough to win, careful enough to safeguard your interests.
If multiple offers are likely, additional tools may be considered. These can include an escalation clause, appraisal gap language paired with documented funds, or a flexible closing and possession timeline that aligns with the seller’s needs. These strategies should be used thoughtfully and in alignment with your financial plan.
Communication matters throughout. A clear, complete, and organized offer package, paired with timely responses to questions, can help your offer stand out. Professional, respectful dialogue builds trust and supports smoother negotiations and closing.
Highlights
• Offer components: price, earnest money, financing, inspection timelines, closing date
• Use comps and market context for pricing strategy
• Contingencies manage risk (financing, appraisal, inspection)
• Competitive tools: escalation clause, appraisal gap, flexible timing
• Clear communication and organized offers stand out
SECTION 7 DUE DILIGENCE & INSPECTION
Once your offer is accepted, the due diligence period begins. This stage allows you to evaluate the property’s condition, review disclosures and documentation, and confirm that the home meets your expectations. The goal is to gather information so you can move forward with clarity and confidence.
A general home inspection is typically the first step. A licensed inspector will assess major systems, structural elements, plumbing, electrical, HVAC, roof, and overall safety. You will receive a report outlining findings and recommended actions. Not every item requires repair—homes naturally show wear—but the report highlights items that may need attention, budgeting, or negotiation.
Depending on the property, additional inspections may be appropriate. In many mountain regions, radon testing is common, and mitigation systems are effective if levels are elevated. Sewer line scopes can identify blockages or damage. Roof evaluations, chimney inspections, or specialist reviews may be helpful for older homes or unique construction. Choosing the right inspections provides a clearer picture of long-term maintenance.
During due diligence, you will also review seller disclosures and any available records or reports. For homes within homeowner associations, reviewing governing documents, budgets, rules, and meeting minutes helps set expectations for fees, maintenance responsibilities, and community standards. This information supports an informed long-term decision.
Once inspections are complete, you may request repairs, credits, or adjustments based on findings. The seller may agree, negotiate, or decline. Not every issue requires action, and part of the decision is prioritizing what is most important for safety, function, and financial planning.
Highlights
• General inspection covers systems, structure, and safety
• Additional checks: radon, sewer scope, roof, chimney, specialists
• Review seller disclosures and HOA documents (if applicable)
• Post-inspection options: repairs, credits, or adjustments
SECTION 8
LOAN PROCESSING, APPRASAL & UNDERWRITING
While due diligence is underway, your lender begins finalizing the mortgage. This stage includes appraisal, verification of financial information, and underwriting review. Remaining organized and responsive during this period helps keep the timeline on track.
The appraisal assesses the home’s value for the lender. An independent appraiser reviews recent comparable sales and market data to determine whether the agreed-upon purchase price aligns with current value. If the appraisal meets or exceeds the contract price, the process continues. If it comes in lower, several pathways exist, including negotiation, price adjustment, additional funds from the buyer, or, in some cases, contract cancellation based on appraisal terms.
Underwriting is the lender’s detailed review of your financial profile, documentation, employment, assets, debt, and credit. During this stage, your lender may request additional information or clarification. Prompt responses help avoid delays. A clear paper trail for funds used in the purchase—such as gifts, transfers, or new deposits—is important for final approval.
As you approach closing, you will receive a Closing Disclosure outlining final loan terms and costs. Reviewing this document early allows time for questions or adjustments before signing. Staying in close communication with your lender ensures that any last-minute items are resolved quickly.
Highlights
• Appraisal confirms value; options exist if value is low
• Underwriting verifies income, assets, debt, credit, and employment
• Respond promptly to lender requests
• Review the Closing Disclosure before signing
SECTION 9 THE CLOSING PROCESS
Closing is the final stage of the home buying process and results in the transfer of ownership. By this point, most decision-making is complete, and the focus shifts to confirming final details, signing documents, and preparing for move-in.
A final walk-through typically occurs within 24 hours of closing. This step ensures the property is in the agreed-upon condition, any negotiated repairs have been completed, and no new issues have appeared. It is not a new inspection, but a final confirmation before signing.
Closing involves signing loan documents, title transfer paperwork, and final disclosures. Depending on your location and circumstances, signing may take place in person, with a mobile notary, or through a hybrid or electronic process. Funds are transferred, the lender issues final approval, and the transaction records. Once complete, keys are released and you may take possession based on the agreed-upon terms.
Planning ahead smooths the transition. Arrange utilities, mail forwarding, moving services, and any immediate maintenance or cleaning. If relocating, consider timing for travel and temporary housing if needed before move-in. A checklist supports an organized and low-stress handoff.
Highlights
• Final walk-through confirms condition
• Sign documents, transfer funds, record ownership
• Keys released upon funding/recording
• Plan utilities, movers, mail, and immediate maintenance
SECTION 10 AFTER CLOSING
Closing is the beginning of homeownership. After you receive your keys, there are a few steps that help you settle in, maintain your property, and build long-term value. Taking a thoughtful approach early supports a smooth transition and sets a strong foundation for the years ahead.
Start with essential setup items. These include transferring or activating utilities, updating your mailing address, changing locks or reprogramming access codes, and arranging any immediate maintenance or cleaning. If your home is part of a homeowner association, familiarize yourself with communication channels, contact information, and any community policies that may affect daily living.
Ongoing maintenance is an important part of protecting your investment. Creating a simple seasonal maintenance plan helps you stay ahead of routine care, which can reduce future repair costs. Examples include servicing heating systems before winter, clearing gutters, monitoring insulation and ventilation, and scheduling regular checks for plumbing and exterior drainage. Keeping a record of completed maintenance supports future planning and may assist with resale.
Financially, homeownership can build equity over time. Making payments on schedule, evaluating opportunities to refinance when interest rates shift, and planning for long-term improvements contribute to financial stability. Understanding your property tax schedule and homeowner insurance coverage ensures you are prepared for annual expenses and protected in unexpected situations.
Lastly, give yourself time to settle in. It is common to notice small projects or adjustments after living in the space for a few months. Prioritize changes that improve comfort, safety, and efficiency, and gradually work toward long-term improvements.
Highlights
• Activate utilities; update address; change locks/codes
• Review HOA contacts and policies (if applicable)
• Create a seasonal maintenance plan; track service
• Review taxes, insurance, and potential refinance timing
• Prioritize comfort, safety, and efficiency projects
SECTION 11 ABOUT YOUR ADVISOR
Purchasing your first home is both an exciting milestone and a meaningful financial decision. Having a knowledgeable, steady, and responsive advisor helps provide clarity at each step. My approach prioritizes education, preparation, and thoughtful guidance, so you feel supported and informed throughout the process.
You deserve a real estate experience that is grounded in clear communication, careful planning, and a focus on your goals. I am committed to providing reliable information, helping you understand options, and ensuring you never feel rushed or pressured. Your questions are welcome at every stage, and my role is to help you make decisions that align with your long-term plans.
Whether you are purchasing your first home in Utah or relocating from another state, I aim to make the transition smooth, organized, and confidence-building. I look forward to being a resource for you throughout your homeownership journey.
SECTION 12
GLOSSARY OF KEY TERMS
Appraisal
An independent assessment of a home’s value, ordered by the lender to confirm the property supports the loan amount.
Closing Costs
Fees associated with finalizing the purchase. May include lender fees, title and escrow services, recording fees, and prepaid taxes and insurance.
Closing Disclosure (CD)
A final document outlining your loan terms, closing costs, and required funds. Provided at least three days before closing.
Contingency
A contractual condition that must be met for the sale to proceed. Common examples include financing, appraisal, and inspection contingencies.
Down Payment
The portion of the purchase price paid upfront by the buyer. The remainder is financed through a mortgage.
Due Diligence
The period after the offer is accepted that allows the buyer to inspect the home, review documents, and confirm the property meets expectations.
Earnest Money
A deposit submitted with an offer to demonstrate commitment. Typically applied to closing costs or the down payment.
Equity
The difference between the home’s value and the amount owed on the mortgage. Equity can increase through payments, market appreciation, or improvements.
Escrow
A neutral third party that manages funds and documents during the transaction to ensure all terms are met.
HOA
A governing body that manages shared community areas, rules, and amenities. Fees vary based on services provided.
Home Warranty
Optional service contract that covers certain home systems and appliances for a set period after purchase.
Inspection
An evaluation of the home’s condition by a licensed inspector to identify issues and recommend repairs or maintenance.
Interest Rate
The cost of borrowing money from a lender, expressed as a percentage of the loan amount.
Loan Estimate (LE)
Document outlining estimated loan terms and costs, provided after loan application.
Mortgage
A loan used to purchase a home. The property serves as collateral for the loan.
Pre-Approval
A lender-verified confirmation of your ability to borrow up to a certain amount, based on financial documentation.
Principal & Interest
The two main components of a mortgage payment. Principal reduces the loan balance; interest is the cost of borrowing.
PMI
Insurance that protects the lender if the buyer has a smaller down payment, typically under 20% on conventional loans.
Title
The legal ownership of a property. Title companies verify ownership history and ensure the property can be legally transferred.
Underwriting
The lender’s detailed review of a borrower’s financial information to approve the loan.