LTV stands for loan-to-value ratio. It compares the amount of your mortgage loan to the value of the property.

How Is LTV Calculated?

To calculate LTV, divide the loan amount by the home’s value. Then multiply that number by 100.

Loan amount ÷ Property value = LTV

For example:

• Home value: $500,000
• Loan amount: $400,000
• LTV: 80%

In this example, the buyer has 20% equity in the home.

For a purchase, lenders usually use the lower of the purchase price or appraised value when calculating LTV.

Why Does LTV Matter?

Your LTV can affect several parts of your mortgage, including:

• Your available loan programs
• Your interest rate
• Mortgage insurance requirements
• The amount of equity you have in the home

In general, a lower LTV means you are borrowing less compared to the property’s value. This can give you access to better loan terms.

However, you do not always need a 20% down payment to buy a home. Many conventional, FHA, VA, and down payment assistance programs allow buyers to purchase with much less.

Mortgage Insurance

On many conventional loans, private mortgage insurance may be required when the LTV is higher than 80%.

Mortgage insurance helps protect the lender, but it can also make homeownership possible with a smaller down payment.

FHA loans calculate mortgage insurance differently, while eligible VA loans typically do not require monthly mortgage insurance.

Refinancing

LTV is also important when refinancing.

The lender compares your current loan balance to the appraised value of your home. Your LTV may affect whether you qualify for a refinance, how much cash you can take out, and which interest rates are available.

As your home value increases or your loan balance decreases, your LTV may improve.

Let’s Run the Numbers

Understanding LTV can help you compare your mortgage options, but it is only one part of the full picture.

At Houzd Mortgage, we can help you review different down payment options and see how each one affects your monthly payment, mortgage insurance, and available loan programs.

Contact our team and let’s run the numbers.

Written by Anthony VanDyke, Utah Mortgage Broker — NMLS #247102 — President at Houzd Mortgage in Draper, Utah.

A mortgage broker since 2006, Anthony has helped thousands of Utah families build a stronger financial future, one home at a time. He believes a mortgage isn’t just a loan — it’s a long-term financial strategy that can shape a family’s wealth and peace of mind.

See what you qualify for with Anthony’s Purchase Qualifier Tool.

The post What Is LTV? A Simple Mortgage Guide appeared first on Houzd.

“When can I remove PMI?“

The good news is that PMI does not have to last for the life of your loan. In many cases, homeowners can remove PMI sooner than they realize, saving hundreds of dollars every month.

Here’s what you need to know.

What Is PMI?

PMI, or Private Mortgage Insurance, is typically required on a conventional loan when you put less than 20% down.

It protects the lender—not the homeowner—if the loan goes into default.

While PMI makes it possible to buy a home with a smaller down payment, most homeowners want to eliminate it as soon as they qualify.

When Can You Remove PMI?

There are several ways PMI can come off your loan.

1. Reach 20% Equity

The most common way to remove PMI is by reaching 20% equity in your home.

This can happen by:

• Paying down your mortgage balance
• Your home’s value increasing
• A combination of both

Once you reach this point, you can typically request that your loan servicer remove PMI.

2. Your Home Has Increased in Value

Utah homeowners have seen significant appreciation over the past several years.

If your home’s value has increased enough, you may already have 20% equity—even if you haven’t owned the home very long.

In many cases, your lender may require:

• A new appraisal
• A good payment history
• Confirmation that there are no additional liens on the property

Every loan servicer has its own requirements, so it’s worth asking what documentation is needed.

3. PMI Automatically Ends

Federal law requires conventional lenders to automatically cancel PMI once your loan reaches 78% loan-to-value (LTV) based on the original purchase price, provided you’re current on your payments.

That means even if you never request removal, PMI won’t stay forever.

However, many homeowners qualify to remove it earlier by requesting a review.

How Much Can Removing PMI Save?

The amount varies, but PMI commonly costs between $30 and several hundred dollars per month, depending on:

• Loan amount
• Down payment
• Credit score
• Type of mortgage

Removing PMI could reduce your monthly housing payment without changing your interest rate.

What About FHA Mortgage Insurance?

If you have an FHA loan, the rules are different.

Most FHA loans include Mortgage Insurance Premium (MIP) instead of PMI.

Depending on when you obtained your loan and how much you originally put down, MIP may last for many years—or even for the life of the loan.

In many situations, refinancing into a conventional loan is the best way to eliminate mortgage insurance.

Should You Refinance to Remove PMI?

Sometimes refinancing makes sense.

Other times, keeping your current interest rate and simply requesting PMI removal is the better financial move.

It depends on factors such as:

• Your current interest rate
• Your home’s value
• Your loan balance
• Today’s mortgage rates
• Your long-term plans

Running the numbers can help determine which option saves the most money.

How to Find Out if You Can Remove PMI

If you’re not sure where you stand, start by answering these questions:

• How much is your home worth today?
• What is your current mortgage balance?
• Is your loan conventional or FHA?
• How long have you owned the home?

With that information, it’s usually possible to estimate whether you’re eligible to remove PMI or if another strategy makes more sense.

Final Thoughts

Removing PMI can be one of the easiest ways to lower your monthly mortgage payment.

If your home has appreciated or you’ve built enough equity, you may qualify sooner than you think.

Before refinancing or making major financial decisions, it’s worth reviewing your options. A quick mortgage review can help determine whether requesting PMI removal, ordering an appraisal, or refinancing will save you the most money.

If you’d like to see whether you’re eligible to remove PMI, we’d be happy to help you review your mortgage and explore your options.

Written by Anthony VanDyke, Utah Mortgage Broker — NMLS #247102 — President at Houzd Mortgage in Draper, Utah.

A mortgage broker since 2006, Anthony has helped thousands of Utah families build a stronger financial future, one home at a time. He believes a mortgage isn’t just a loan — it’s a long-term financial strategy that can shape a family’s wealth and peace of mind.

See what you qualify for with Anthony’s Purchase Qualifier Tool.

The post How to Remove PMI From Your Mortgage and Lower Your Monthly Payment appeared first on Houzd.

Instead of searching for a hotel every time you travel, you could arrive at a place that already feels like home. Your clothes are in the closet. Your favorite coffee mug is in the cabinet. And nobody is asking you to check out by 10:00 a.m.

For some Utah homeowners, buying a condo in a favorite destination can turn an occasional vacation into a regular part of life.

However, owning a vacation condo is different from booking a weekend getaway. Before you buy, it is important to understand the financing, HOA requirements, rental rules, ongoing expenses, and how you realistically plan to use the property.

Why Buy a Condo in a Favorite Utah Destination?

A vacation condo can provide a comfortable and familiar place to visit throughout the year.

You may want a condo in Park City for skiing, mountain biking, restaurants, and summer concerts. St. George may appeal to you because of its warmer winters, golf courses, red-rock scenery, and access to nearby hiking.

Other Utah buyers may consider locations such as Bear Lake, Moab, Brian Head, Heber City, Midway, or downtown Salt Lake City.

The right location depends on what you enjoy and how often you expect to visit.

Owning a condo in your dream Utah location may give you:

• A dependable place for weekend trips
• More room and privacy than a hotel
• Space to leave clothing, equipment, and personal belongings
• A gathering place for friends and family
• The opportunity to build equity over time
• The potential to rent the property when you are not using it

Of course, owning a condo also means paying for it during the months when you are busy, tired, or mysteriously unable to find a free weekend.

That is why the decision should be based on both your lifestyle and your finances.

Choose a Location You Will Actually Use

It is easy to fall in love with a destination while you are on vacation.

Everything feels more charming when you are not answering emails and someone else is washing the towels.

Before buying, think about how often you would realistically travel to the property.

Ask yourself:

• How long does it take to get there?
• Would we visit during more than one season?
• Does the area offer activities everyone in the family enjoys?
• Will our schedules allow us to use it regularly?
• Would we still enjoy the location five or ten years from now?

A Park City condo may sound perfect for a family that skis regularly. However, the same property may not make sense if only one family member enjoys skiing and everyone else would rather spend the weekend somewhere warm.

Likewise, a St. George condo could be ideal if you frequently travel south for golf, hiking, children’s sports, or winter weekends.

The best vacation property is usually not the most impressive one. It is the one you will actually use.

Is the Condo a Second Home or an Investment Property?

One of the first financing questions is how you intend to use the condo.

A property purchased primarily for your own vacations may qualify as a second home. A property purchased mainly to generate rental income will generally be treated as an investment property.

This distinction matters because second homes and investment properties can have different requirements for down payments, interest rates, cash reserves, rental income, and occupancy.

Under Fannie Mae’s current guidelines, a second home must generally be a one-unit property that the borrower occupies for part of the year. The borrower must have exclusive control over the property, and it cannot be a timeshare. Rental income may be identified, but it generally cannot be used to qualify when the property is financed as a second home.

Be honest with your lender about your plans.

Saying that a property will be your second home when you actually intend to operate it primarily as a short-term rental could create problems with the loan.

There is nothing wrong with purchasing an investment property. It simply needs to be financed correctly.

Can You Rent the Condo When You Are Not There?

Some owners hope to rent their vacation condo during the weeks they are not using it.

Rental income may help offset some of the property’s expenses. However, you should never assume that short-term rentals are automatically allowed.

You may need approval from:

• The city
• The county
• The homeowners association
• The condo project
• Your mortgage lender
• Your insurance provider

Utah municipalities and counties can enforce zoning and business-license requirements for short-term rentals. HOA governing documents may also establish rental restrictions or minimum lease terms.

Before making an offer, ask for the HOA’s current rental policy in writing.

Do not rely on a listing description that says the property is “Airbnb friendly.” Friendly is not the same as legally permitted, lender-approved, insurable, or guaranteed to remain profitable.

Also consider the cost of:

• Property management
• Cleaning
• Furnishing the unit
• Booking fees
• Repairs and replacement items
• Utilities
• Local taxes and licensing
• Additional insurance
• Periods when the property is vacant

A rental projection may look wonderful until every real expense is included.

Calculate the Full Monthly Cost

The mortgage payment is only part of the cost of owning a vacation condo.

Your total monthly or annual expenses may include:

• Principal and interest
• Property taxes
• Homeowners insurance
• Condo or HOA dues
• Utilities
• Internet
• Repairs
• Furnishings
• Property management
• Cleaning
• Travel costs
• Special assessments
• Rental licensing or taxes

Certain resort communities may also charge additional fees for amenities, parking, private roads, clubs, shuttles, or recreational facilities.

Create a realistic budget based on the total cost—not just the estimated mortgage payment.

Then compare that amount with how often you expect to use the condo.

Think About Maintenance From a Distance

One advantage of a condo is that the HOA may handle exterior maintenance, landscaping, snow removal, and common areas.

However, you are still responsible for problems inside your unit.

A broken pipe, failed water heater, damaged appliance, or leaking refrigerator does not become less inconvenient simply because you are two hundred miles away.

Consider whether you will need:

• A local property manager
• A trusted neighbor or caretaker
• Leak detectors or smart-home devices
• Seasonal inspections
• Housekeeping
• Snow removal for private areas
• Heating or cooling monitoring

Ask the HOA which maintenance items belong to the association and which belong to the owner.

Consider Your Long-Term Plan

Before buying, decide what role the condo should play in your future.

You may plan to:

• Use it for family vacations
• Spend part of the year there after retirement
• Rent it occasionally
• Hold it as a long-term investment
• Eventually make it your primary residence
• Pass it on to your children
• Sell it after several years

Your plan may change, but having one helps you evaluate the property more clearly.

A smaller condo near the activities you enjoy may be more useful than a larger property located farther away. A property with flexible rental rules may matter even if you do not plan to rent it immediately.

Think beyond the excitement of the first weekend.

Is a Vacation Condo Right for You?

Buying a condo in your dream Utah location can provide a place to escape, relax, and create traditions with the people you care about.

It may also give you the opportunity to own real estate in an area where you already enjoy spending time.

But the decision should be based on more than a beautiful view.

Review the financing, HOA documents, rental restrictions, insurance, maintenance, and full monthly cost. Most importantly, make sure the property fits the way you actually live.

When the numbers and lifestyle both make sense, a condo in Park City, St. George, or another favorite Utah destination can become more than a vacation property.

It can become your place.

Let’s Run the Numbers

Thinking about purchasing a condo in Park City, St. George, Bear Lake, or another Utah destination?

Houzd Mortgage can help you compare second-home and investment-property financing, estimate the funds needed to purchase, and calculate the complete monthly payment before you start shopping.

The goal is not simply to find out whether you can qualify.

It is to make sure the property fits comfortably into your financial plan, so your dream getaway still feels like a getaway after the first mortgage statement arrives.

Contact Houzd Mortgage at 801-206-4343 to start the conversation.

This article is for general educational purposes only and is not a commitment to lend. Loan terms, occupancy requirements, down payments, condo-project eligibility, and rental guidelines vary by borrower, property, loan program, investor, and other factors. Short-term rental rules vary by city, county, and homeowners association. Buyers should review all applicable HOA documents, zoning requirements, insurance policies, and loan terms before purchasing. Equal Housing Opportunity. Company NMLS 888979.

See what you qualify for with our Purchase Qualifier Tool.

The post Buying a Condo in Your Dream Utah Location appeared first on Houzd.

That is not always true.

Depending on your income, credit, loan type, and the property you are buying, you may have several down payment options in Utah.

At Houzd Mortgage, we have access to a wide range of loan programs. That allows us to compare different options and help you find one that fits your goals, budget, and available savings.

Buying a Home With 1% Down

For qualified buyers, a 1% down program can significantly reduce the amount of money needed upfront.

With certain programs, the buyer contributes 1% of the purchase price, while additional funds may be provided as a gift or assistance.

This can be helpful for buyers who have strong income and can afford the monthly payment but do not want to spend years saving a large down payment.

Program guidelines apply, and not every buyer or property will qualify.

Buying a Home With 3% Down

Some conventional loan programs allow qualified buyers to purchase a primary residence with as little as 3% down.

This option may work well for first-time buyers and certain repeat buyers who want to keep more money available for closing costs, moving expenses, repairs, or emergency savings.

Conventional financing may also provide a path to remove private mortgage insurance later after enough equity has been built.

Buying a Home With 5% Down

A 5% down payment is another common option for conventional financing.

Putting 5% down may provide more flexibility than some lower-down-payment programs. It may also reduce the loan amount and monthly mortgage insurance compared with putting less money down.

For many buyers, 5% down offers a comfortable middle ground between preserving cash and lowering the monthly payment.

Buying a Home With 10% Down

Putting 10% down can help reduce the mortgage balance, monthly payment, and mortgage insurance cost.

It may also make your offer more attractive in certain situations. However, putting more money down is not always automatically the best decision.

You should also consider your emergency savings, future repairs, moving costs, and other financial goals before putting all your available cash into the home.

Do You Need 20% Down?

You usually do not need 20% down to buy a home.

Putting 20% down on a conventional loan can help you avoid private mortgage insurance, but it may not make sense to delay buying for several years just to reach that number.

The right down payment depends on your full financial picture.

Sometimes putting less down and keeping money in savings is the better option. In other situations, a larger down payment may create meaningful monthly savings.

That is why it is important to compare the numbers instead of relying on a general rule.

Houzd Mortgage Has More Options

As an independent mortgage broker, Houzd Mortgage works with multiple lenders and loan programs.

Our access to down payment options is difficult to match. Instead of trying to fit every buyer into one standard program, we can compare options based on:

• Your income and credit
• Your available savings
• Your preferred monthly payment
• The type of home you are buying
• Your short-term and long-term goals

You may qualify for a low-down-payment conventional loan, FHA financing, down payment assistance, a gift program, or another option you did not know was available.

Let’s Run the Numbers

The best down payment is not always the smallest or the largest.

It is the amount that helps you purchase the right home while keeping your monthly payment and savings at a comfortable level.

If you are considering buying a home in Utah, Houzd Mortgage can compare your down payment options and show you what each one would look like.

Contact Houzd Mortgage at 801-206-4343 to start the conversation.

For qualified buyers. Program guidelines apply. Loan options, down payment requirements, mortgage insurance, rates, and qualification standards vary by borrower and property. This is not a commitment to lend. Equal Housing Opportunity. Company NMLS 888979.

The post Down Payment Options in Utah: How Much Do You Really Need? appeared first on Houzd.

What should a listing agent ask the buyer’s lender before recommending an offer to the seller?

It was a great question—and one I have been asked several times over the years.

When a listing agent receives a pre-approval letter, it usually looks official. It has a logo, a loan amount, a borrower’s name, and enough legal language to make you wonder whether you just agreed to arbitration, organ donation, and possible decapitation.

But not all pre-approval letters are created equal.

“A pre-approval letter can look fancy, but some are much stronger than others.”

Some lenders, including me, only issue a pre-approval letter after a full review of the buyer’s income, assets, credit, debts, and funds to close.

Others may issue one after a quick phone call, a basic online application, or a five-minute conversation.

I have even spoken with loan officers who issued a pre-approval letter before pulling the buyer’s credit.

This is why I created a simple two-page guide for listing agents.

Get the Free Listing Agent Guide

The guide includes:

• Four questions to ask the buyer’s lender
• Green flags that indicate a strong pre-approval
• Yellow flags that deserve more follow-up
• Red flags that may signal the buyer has not been fully reviewed

GET THE FREE GUIDE

Complete the short form and download the guide instantly.

Why a Pre-Approval Letter May Not Tell the Full Story

A pre-approval letter may look polished, but the real question is:

What work was completed before the lender issued it?

A strong pre-approval should be backed by actual documentation and a complete review.

“A good loan officer should have every document, the income should be calculated, the assets should be verified, and the file should be ready to submit to underwriting.”

The lender should understand the buyer’s employment, credit, down payment, closing funds, and overall loan structure.

The file should also be run through automated underwriting using accurate information from the borrower’s documents.

Automated underwriting is important because it evaluates whether the loan meets the applicable mortgage guidelines. But an approval is only meaningful when the numbers entered into the system match the borrower’s actual financial records.

“Automated underwriting is important, but it is only meaningful when the information entered into the system matches the borrower’s actual documents.”

A lender can enter estimated income or unverified assets and receive an automated approval. If the paperwork later tells a different story, that approval may not hold up.

A Real Example of What Can Go Wrong

I recently took over a loan where the buyer lost $2,000 in earnest money because the file had not been properly reviewed.

The original lender had spoken with the buyer about a year earlier. When the buyer started shopping again, the lender issued a new pre-approval letter without reviewing the buyer’s updated employment and income.

After the buyer went under contract, the lender finally collected the new documentation and discovered that the borrower’s income structure had changed.

The buyer no longer qualified for the loan as originally structured.

By the time the problem was discovered, the earnest money had become nonrefundable.

We were eventually able to restructure the financing and find another path forward, but the buyer still lost $2,000.

That situation could have been avoided.

“A pre-approval letter is only as strong as the work behind it. Otherwise, it is just a very official-looking piece of paper with a logo and a lot of confidence.”

What Should a Listing Agent Listen For?

The goal is not to demand the buyer’s private financial information.

The goal is to determine whether the lender has actually completed the work.

A lender should be able to confirm whether:

• The buyer’s documents have been reviewed
• Automated underwriting has been completed
• Funds to close have been verified
• Any major financing concerns remain
• The proposed closing timeline is realistic

A confident answer sounds very different from: “We should be fine.”

That phrase does not automatically mean the loan is in trouble, but it often suggests the file may not have been fully vetted.

A stronger lender knows the buyer’s story, understands the loan, and can clearly explain why they believe the transaction will close.

Download the Guide

The full guide gives listing agents a simple framework they can use whenever they receive a financed offer.

It is designed to help agents quickly identify:

• Whether the buyer has been fully reviewed
• Whether the lender gives clear, credible answers
• Whether more follow-up is needed before accepting the offer
• What the lender may be like to work with during the transaction

GET THE FREE GUIDE

Complete the short form and download it instantly.

These questions cannot guarantee that every loan will close. But they can help a listing agent make a more informed recommendation—and avoid relying on a pre-approval letter that is mostly branding, legal language, and positive thinking.

Written by Anthony VanDyke, Utah Mortgage Broker — NMLS #247102 — President at Houzd Mortgage in Draper, Utah.

A mortgage broker since 2006, Anthony has helped thousands of Utah families build a stronger financial future, one home at a time. He believes a mortgage isn’t just a loan — it’s a long-term financial strategy that can shape a family’s wealth and peace of mind.

See what you qualify for with Anthony’s Purchase Qualifier Tool.

The post How Strong Is the Buyer’s Pre-Approval? appeared first on Houzd.

Looking for the best 24th of July events in Utah?

Pioneer Day falls on Friday, July 24, 2026. That means Utah families have an entire holiday weekend to enjoy parades, rodeos, community celebrations, concerts, fireworks, and more.

Whether you want to watch the Days of ’47 Parade in Salt Lake City or find a celebration closer to home, there are plenty of ways to enjoy the holiday.

Here are several of the biggest Pioneer Day events happening across Utah in 2026.

Days of ’47 Parade in Salt Lake City

The Days of ’47 Parade is one of Utah’s largest and most recognizable Pioneer Day traditions.

The 2026 parade begins at 9:00 a.m. on Friday, July 24. The route starts at South Temple and State Street before traveling through downtown Salt Lake City. Expect colorful floats, marching bands, horses, community groups, and plenty of families lining the streets.

Because this is one of the most popular 24th of July events in Utah, arrive early. Some families even camp along the parade route the night before, which is either a treasured Utah tradition or an impressive commitment to securing a good curb. Possibly both.

Date: Friday, July 24, 2026
Time: 9:00 a.m.
Location: Downtown Salt Lake City
Cost: Free

Pioneer Day Drone Show at Liberty Park

After the parade, Salt Lake City will finish the holiday with a free drone show at Liberty Park.

The show runs from 10:00 to 10:30 p.m. Rather than traditional fireworks, hundreds of drones will create illuminated designs in the sky. The event is free and open to all ages. Leashed dogs are also permitted.

Salt Lake City has moved from fireworks to drone shows to reduce fire risk while still providing a large nighttime celebration.

Date: Friday, July 24, 2026
Time: 10:00–10:30 p.m.
Location: Liberty Park, 600 Harvey Milk Boulevard, Salt Lake City
Cost: Free

Utah Days of ’47 Rodeo

The Utah Days of ’47 Rodeo returns to the Utah State Fairpark during Pioneer Week.

The rodeo runs July 21 through July 24 and includes professional rodeo events, mutton busting, vendors, food, and family activities. The Frontier Fun Zone opens at 5:00 p.m. and offers free admission, although rodeo tickets must be purchased separately.

This is a great option for families who want a classic western experience without having to pretend that sitting on an angry bull sounds like a reasonable career decision.

Dates: July 21–24, 2026
Location: Utah State Fairpark, Salt Lake City
Cost: Fun Zone admission is free; rodeo tickets vary

Pioneer Day at This Is the Place Heritage Park

For a more historical celebration, visit This Is the Place Heritage Park.

The park’s Pioneer Day celebration runs from 10:00 a.m. to 5:00 p.m. on July 24. Visitors can explore historic buildings, watch pioneer demonstrations, learn about Utah history, and participate in family activities.

This event is especially helpful for families who want to explain why Utah celebrates July 24 without attempting an entire history lesson from the front seat of the car.

Date: Friday, July 24, 2026
Time: 10:00 a.m.–5:00 p.m.
Location: This Is the Place Heritage Park, Salt Lake City
Cost: Regular park admission applies

Spanish Fork Fiesta Days

Spanish Fork hosts one of the largest Pioneer Day celebrations in Utah County.

The Fiesta Days Grand Parade starts at 9:00 a.m. on July 24 and travels along Main Street and Center Street. The celebration also includes the Fiesta Days Rodeo, community activities, and a fireworks show at approximately 10:00 p.m.

The rodeo runs from July 20 through July 24, with the preshow beginning at 7:00 p.m. and the main rodeo starting at 7:30 p.m.

Date: Friday, July 24, 2026
Parade: 9:00 a.m.
Fireworks: Around 10:00 p.m.
Location: Spanish Fork
Cost: Parade and fireworks are free; rodeo tickets vary

Orem 24th of July Celebration

University Place in Orem will host an evening Pioneer Day celebration at The Orchard.

The event is scheduled from 5:00 to 10:00 p.m. and includes live musical performances, local vendors, and a community market. Admission is free.

This may be a good choice for families who want a relaxed celebration without committing to an early-morning parade.

Date: Friday, July 24, 2026
Time: 5:00–10:00 p.m.
Location: The Orchard at University Place, Orem
Cost: Free

Fiddlers ’n Fireworks Train in Heber

The Heber Valley Railroad offers a different way to celebrate Pioneer Day.

The Fiddlers ’n Fireworks Train event includes a train ride, an old-west gunfight show, food, live music, and a fireworks display. The event runs from 7:00 to 11:00 p.m.

Tickets may sell out, so advance reservations are recommended.

Date: Friday, July 24, 2026
Time: 7:00–11:00 p.m.
Location: Heber Valley Railroad, Heber City
Cost: Ticket prices vary

Bountiful Handcart Days

Bountiful Handcart Days takes place July 24 and July 25 at Bountiful City Park.

The celebration includes a parade, live music, games, mountain-man demonstrations, food, and fireworks. Event times vary throughout the weekend.

This is a good option for families in Davis County who want a traditional city celebration closer to home.

Dates: July 24–25, 2026
Location: Bountiful City Park
Cost: Many activities are free

North Logan Pioneer Day Celebration

North Logan’s Pioneer Day celebration includes activities throughout the day.

Families can enjoy a charity run, a parade, vendors, bounce houses, children’s races, free ice skating, a movie in the park, and fireworks. North Logan also describes its parade as Cache Valley’s largest annual Pioneer Day parade.

Date: Friday, July 24, 2026
Location: North Logan
Cost: Many activities are free; registration may be required for certain events

Ogden Pioneer Days

Ogden Pioneer Days offers several events leading up to July 24.

The annual celebration runs from July 14 through July 24 and typically includes rodeos, parades, concerts, western activities, and a nighttime drone show. Events are held at Pioneer Stadium and other locations throughout Ogden.

Check the official Ogden Pioneer Days schedule before attending because dates, locations, and ticket requirements vary.

Dates: July 14–24, 2026
Location: Ogden and Pioneer Stadium
Cost: Varies by event

Pie and Beer Day in Salt Lake City

Not every July 24 celebration involves handcarts and cowboy hats.

Utah’s unofficial Pie and Beer Day celebration returns to Smith’s Ballpark from 4:00 to 8:00 p.m. The event features pie tastings, local breweries, and live music.

This event is intended more for adults, although some breweries and restaurants may host separate family-friendly versions.

Date: Friday, July 24, 2026
Time: 4:00–8:00 p.m.
Location: Smith’s Ballpark, Salt Lake City
Cost: Tickets required

Tips for Attending 24th of July Events in Utah

Pioneer Day events can get busy, especially in Salt Lake City and Utah County. A little planning can make the day much easier.

First, arrive early for parades and popular nighttime shows. Parking may be limited, and road closures can affect travel times.

Next, bring water, sunscreen, hats, and comfortable shoes. July in Utah is hot, and parade routes rarely come with complimentary air conditioning. Very inconsiderate of them.

Finally, check the official event website before leaving home. Times, activities, fireworks, and drone shows may change because of weather, fire restrictions, or other local conditions.

Celebrate Pioneer Day Close to Home

From rodeos and historic demonstrations to concerts and drone shows, there are many 24th of July events in Utah to choose from in 2026.

You can spend the morning at a parade, visit a local festival in the afternoon, and finish the night under fireworks or a sky filled with drones. No covered wagon required.

Whichever event you choose, Pioneer Day is a good opportunity to explore a Utah community, spend time with family, and enjoy one more summer weekend together.

Event details can change. Confirm dates, times, ticket availability, fire restrictions, and parking information with the event organizer before attending.

The post 24th of July Events in Utah | 2026 Pioneer Day Guide appeared first on Houzd.

Instead of buying a traditional rental and leasing it to one tenant, some investors look for townhomes near colleges and rent out the rooms individually.

This strategy may work well in areas near BYU, UVU, the University of Utah, or Southern Utah University.

Is it right for everyone? No. But for the right buyer, the right property, and the right location, it may be worth a closer look.

Why College Rentals in Utah Can Be Attractive

College towns often have steady housing demand.

Every year, students move in. Other students graduate. Many still need affordable housing close to campus, work, and transportation.

That demand can make a college rental property in Utah appealing.

A townhome with three or four bedrooms may allow an investor to rent each room separately. In some cases, that could create more total monthly rent than one traditional lease.

Of course, the numbers have to work.

The purchase price, monthly payment, HOA fee, utilities, repairs, and vacancy risk all need to be reviewed before making a decision.

Utah College Rental Property Markets to Watch

There are several Utah college areas investors may want to consider.

Cedar City College Rentals

Cedar City is home to Southern Utah University.

This market may appeal to investors who want a smaller college-town feel compared to Salt Lake County or Utah County.

A townhome near campus may work well for students who want to live with roommates and stay close to school.

UVU College Rentals in Orem

Utah Valley University is a major part of the Orem market.

Because UVU is a large school with many local and commuting students, housing near campus, freeway access, shopping, and work can be attractive.

A well-located townhome may appeal to students, roommates, or young professionals.

University of Utah Rental Properties

The University of Utah creates housing demand near campus, downtown Salt Lake City, and nearby neighborhoods.

Salt Lake City may be more expensive than other college markets. However, it may also offer strong long-term rental demand.

Investors should pay close attention to price, parking, local rules, and rental restrictions.

BYU College Rental Properties in Provo

BYU is one of the most obvious college rental markets in Utah.

Demand can be strong, but the rules may also be more specific.

Before buying near BYU, review zoning, rental rules, HOA restrictions, and any housing expectations that could affect your plan.

In other words, don’t just buy the cute townhome and assume students will magically appear with Venmo open. Do the homework first.

Why Start Looking for a College Rental Property Now?

If you want the property rented by fall, timing matters.

Buying a property takes time.

You need to get pre-approved, shop for the right property, make an offer, complete inspections, close on the loan, and prepare the home for tenants.

After that, you still need time to market the rooms, screen applicants, collect deposits, and sign leases.

Starting earlier gives you more options.

Waiting until students are already moving in can make everything feel rushed. And rushed decisions in real estate are rarely where the magic happens.

If your goal is to rent the property this fall, now is the time to start running numbers.

What to Review Before Buying a College Rental Property in Utah

A college rental strategy can work, but only if the property actually makes sense.

Before buying, review these items.

HOA Rental Rules

Many townhomes have HOA restrictions.

Some HOAs limit rentals. Others require leases to be a certain length. Some may not allow room-by-room rentals.

Local Rental Rules

Each city may have different rental rules, licensing requirements, occupancy limits, and zoning restrictions.

This is especially important near college campuses.

Before buying a college rental property in Utah, make sure the rental plan is allowed.

Parking

Student rentals need parking.

If a townhome has limited parking, it may be harder to rent each room. Parking problems can also create issues with neighbors and the HOA.

Bedroom Count and Layout

Not all bedrooms are equal.

A good rental layout usually includes enough bedrooms, bathrooms, storage, and shared living space.

A four-bedroom townhome with three bathrooms may rent very differently than a four-bedroom home with one bathroom and a hallway that feels like a group project gone wrong.

Monthly Payment and Cash Flow

Your mortgage payment is only one part of the equation.

You also need to consider:

• Property taxes
• Homeowners insurance
• HOA dues
• Utilities
• Repairs
• Vacancy
• Property management
• Maintenance reserves

The goal is not just to buy a property.

The goal is to buy a property that works financially.

Financing a College Rental Property in Utah

Financing an investment property is different from buying a primary residence.

Investment properties usually require a larger down payment than owner-occupied homes. Rates may also be higher than primary residence loans.

That does not mean the strategy cannot work.

It just means you need to know the numbers before you start shopping.

At Houzd Mortgage, we can help you look at loan options, estimate the monthly payment, and compare different purchase prices.

That way, you know what price range may make sense before you tour properties.

Could Parents Buy a College Rental Property?

This strategy may also be interesting for parents with a college student.

Instead of paying rent to someone else, some parents explore buying a property near campus, having their student live in one room, and renting the other rooms to roommates.

This may help offset the monthly cost.

It may also create a long-term investment after the student graduates.

This approach is not for every family. Managing roommates, leases, repairs, and expectations can get complicated.

Still, it may be worth exploring if you have a student attending college in Utah.

Is a College Rental Property in Utah Right for You?

A college rental property in Utah can be a smart strategy in the right situation.

The key is buying the right property, in the right location, with the right financing.

Markets near BYU, UVU, the University of Utah, and Southern Utah University may offer opportunities for investors who are willing to do the research.

If your goal is to have the property rented by fall, the time to start looking is now.

Let’s run the numbers before you start shopping.

We can help you compare loan options, estimate the monthly payment, and see if a college rental property in Utah could make sense for your investment goals.

The post College Rental Property in Utah: Buying Near Campus Before Fall appeared first on Houzd.

It can be the right choice during a transition, job change, or short-term life plan.

But long term, we believe homeownership is one of the best ways to build stability, wealth, and opportunity.

That does not mean buying is always easy. It also does not mean every person should buy the first house they see and hope for the best. But for many people, owning a home can create benefits that renting simply does not offer.

Owning a Home Helps You Build Equity

When you rent, your monthly payment helps your landlord build wealth.

When you own, part of your payment helps you build equity.

Equity is the difference between what your home is worth and what you owe on it. Over time, that equity can become one of your biggest financial assets.

You may be able to use it later to move up, renovate, consolidate debt, invest, or create more options for your family.

Real Estate Can Grow in Value Over Time

Home values can move up and down in the short term. That is normal.

But over time, real estate has historically been one of the most powerful tools for building wealth.

As home values increase, homeowners may benefit from appreciation. Renters may see the same market go up, but they do not own the asset that is increasing in value.

That is one of the biggest differences between renting and owning.

Both require a monthly payment. Only one gives you value.

A Fixed Mortgage Payment Can Create Stability

Rent can change.

Sometimes it goes up a little. Sometimes it goes up a lot. And sometimes it goes up at the exact moment your budget is already giving you side-eye.

With a fixed-rate mortgage, your principal and interest payment stays the same for the life of the loan.

Property taxes and insurance can still change, but the mortgage payment itself offers more long-term stability than rent.

That predictability can make it easier to plan, budget, and build a future.

Homeownership Gives You More Control

When you rent, someone else owns the property.

That means they can raise the rent, sell the home, change lease terms, or decide not to renew your lease.

When you own your home, you have more control.

You can paint the walls, plant the garden, finish the basement, upgrade the kitchen, or finally update all of the light fixture you have been eyeing at Home Depot for six months.

Homeownership gives you a stronger sense of permanence and personal freedom.

Renting Can Feel Cheaper, but It May Cost More Long Term

Renting may feel cheaper upfront because it usually requires less money to move in.

That is one reason many people keep renting, even when they would rather own.

But over time, rent can become expensive in a different way.

You pay month after month without building equity and you miss the opportunity to benefit from long-term appreciation.

The cost of waiting is real.

The Biggest Roadblock Is Often the Down Payment

Many buyers are not avoiding homeownership because they cannot afford the monthly payment.

They are stuck because of the upfront cash.

They may have good income, a stable job and may already be paying close to a mortgage payment in rent.

But saving for a large down payment can feel overwhelming.

That is where the right loan program can make a major difference.

The 1% Down Program May Help

If the down payment is the biggest thing standing between you and homeownership, the 1% down program may be worth exploring.

This program may allow qualified buyers to purchase a home with only 1% down from their own funds.

That means buyers who can afford the monthly payment, but do not have a large amount saved, may have a path forward sooner than they expected.

The Bottom Line

Renting can work for a season, but owning a home can create long-term benefits that renting usually cannot match.

Homeownership helps you build equity, create stability, benefit from appreciation, and gain more control over your future.

And with options like the 1% down program, the biggest hurdle may not be as big as it feels.

Before you assume buying is out of reach, let’s run the numbers and review your options.

You may be closer to owning a home than you think.

The post Why Owning a Home Can Be Better Than Renting appeared first on Houzd.

They have good income, can afford the monthly mortgage payment and they feel ready to buy a home.

But there is one problem.

They do not have a large down payment saved.

If that sounds familiar, you are not alone. Saving for a down payment can feel like trying to fill a bathtub with a teaspoon, especially with rent, groceries, gas, kids, emergencies, and life doing its usual little tap dance on your budget.

The good news is that the 1% down program may help qualified buyers get into a home with less upfront cash.

What Is the 1% Down Program?

The 1% down program helps qualified buyers purchase a home while bringing less money out of pocket for the down payment.

Instead of needing a full 3% or 3.5% down payment, eligible buyers may only need to contribute 1% of the purchase price.

This can make homeownership feel much more realistic for buyers who have strong income but limited savings.

Good Income Does Not Always Mean Big Savings

There is a common myth that if someone earns good money, they should automatically have a large amount saved for a down payment.

That sounds nice in theory.

In real life, it does not always work that way.

Many buyers have stable jobs and strong monthly income, but they are also paying rent, car payments, student loans, childcare, insurance, and everyday expenses.

They may be able to comfortably afford a mortgage payment, but saving tens of thousands of dollars can still take a long time.

That does not mean they are irresponsible. It may simply mean the upfront cash requirement is the biggest thing holding them back.

When the Monthly Payment Works, but the Down Payment Does Not

This is where the 1% down program can be a helpful option.

Some buyers do not need a lower monthly payment as much as they need a lower amount due at closing.

They may already know they can handle the monthly mortgage payment and may even be paying close to that amount in rent.

The challenge is getting through the front door.

A lower down payment option can help qualified buyers move forward without waiting years to save a full down payment.

Keep More Cash Available After Closing

Buying a home does not stop at the down payment.

There are moving costs, furniture, small repairs, utility deposits, yard tools, paint, and all the random things you suddenly need once you own a home.

The 1% down program may help buyers keep more cash available for those next steps.

That can make the transition into homeownership feel less stressful and more manageable.

Who May Be a Good Fit?

The 1% down program may be a good fit for buyers who have:

• Stable income
• Good employment history
• Manageable monthly debts
• Enough income to afford the payment
• Limited cash saved for a down payment

Every buyer still needs to qualify. Our team at Houzd can review your credit, income, debts, employment, and potential loan type.

For the right buyer, this program can open a door that may have felt closed.

Why It Is Worth Checking

Many buyers assume they need a large down payment before they can even start the conversation.

That assumption can delay homeownership longer than necessary.

The better first step is to review the numbers.

You may find out that you need more time to prepare. Or, you may find out that you are closer than you thought.

Either way, having a clear plan is better than guessing.

The Bottom Line

If you have good income and can afford the monthly payment, but the down payment is holding you back, the 1% down program may be worth exploring.

Let’s run the numbers, review your options, and see if this program could help you buy sooner.

Written by Anthony VanDyke, Utah Mortgage Broker — NMLS #247102 — President at Houzd Mortgage in Draper, Utah.

A mortgage broker since 2006, Anthony has helped thousands of Utah families build a stronger financial future, one home at a time. He believes a mortgage isn’t just a loan — it’s a long-term financial strategy that can shape a family’s wealth and peace of mind.

See what you qualify for with Anthony’s Purchase Qualifier Tool.

The post Good Income? No Down Payment? The 1% Down Program May Help appeared first on Houzd.

For many buyers, the biggest challenge is not the monthly mortgage payment. It is the upfront cash needed for the down payment.

That is why the 1% down program can be such a helpful option for qualified Utah homebuyers.

If you have good income, stable employment, and can afford the monthly payment, but you do not have a large down payment saved, this program may help you buy a home sooner.

What Is the 1% Down Program?

The 1% down program is a low down payment mortgage option for qualified buyers.

Instead of bringing the full down payment from your own funds, you may only need to contribute 1% of the purchase price.

A gift may cover the remaining down payment amount, depending on the loan program and buyer qualifications.

For many Utah buyers, that can make homeownership feel much more realistic.

Can You Really Buy a Home in Utah With 1% Down?

Yes, qualified buyers may be able to buy a home in Utah with 1% down.

This does not mean every buyer will qualify. A lender still needs to review your full financial picture.

That includes your credit score, income, employment, monthly debts, loan type, and ability to repay the mortgage.

But if the numbers work, the 1% down program may reduce one of the biggest barriers to buying a home in Utah: the down payment.

Why Utah Buyers Are Looking for Low Down Payment Options

Home prices in Utah have made saving for a down payment harder for many buyers.

Even buyers with strong income may struggle to save tens of thousands of dollars while also paying rent, groceries, car payments, childcare, student loans, and everyday expenses.

A low down payment mortgage can help buyers move forward without waiting years to save a large down payment.

That matters because while buyers wait, home prices and rent may continue to change.

Who May Qualify for the 1% Down Program in Utah?

The 1% down program may be a good fit for Utah buyers who have:

Good income
Stable employment
Manageable monthly debts
Limited savings for a down payment
Enough income to afford the monthly mortgage payment

This program may help first-time buyers, but it is not automatically limited to first-time homebuyers.

Some repeat buyers, move-up buyers, and buyers who have owned a home before may also be eligible.

The best way to know is to review your loan options with a mortgage professional.

FHA and Conventional 1% Down Options

The 1% down program may be available through FHA and conventional loan options, depending on the buyer’s situation.

That flexibility matters because every buyer is different.

Some buyers may be a better fit for an FHA loan. Others may be a better fit for a conventional loan.

Your credit score, income, debt-to-income ratio, and homebuying goals can all affect which loan option makes the most sense.

Why the 1% Down Program Can Help

A lower down payment can help buyers keep more cash available after closing.

That extra cash may help with moving expenses, furniture, small repairs, utility deposits, or even lowering the interest rate with a buydown.

Buying a home does not end at the closing table. There are always a few surprise expenses waiting around the corner like they pay rent there.

The 1% down program may help qualified buyers avoid draining all their savings just to get the keys.

Is Buying a Home in Utah With 1% Down a Good Idea?

Buying a home with 1% down can be a smart option for the right buyer.

It may make sense if you have steady income, can afford the payment, and want to start building equity sooner.

However, it is still important to review the full monthly payment, closing costs, interest rate, mortgage insurance, and long-term plan.

The goal is not just to buy a home.

The goal is to buy a home in a way that feels sustainable.

Buying May Be Closer Than You Think

Many Utah buyers assume they need a large down payment before they can even start the mortgage process.

That assumption may not be true.

If you are renting, earning steady income, and wondering whether you can buy a home in Utah with 1% down, it may be worth checking your options.

Even if you are not ready today, you can get a clear plan for what needs to happen next.

The Bottom Line

Buying a home in Utah with 1% down may be possible for qualified buyers.

The 1% down program can help reduce the upfront cash needed to purchase a home.

It may be especially helpful for buyers who have strong income and can afford the monthly payment, but do not have a large down payment saved.

Before you assume buying is out of reach, let’s run the numbers and review your options.

You may be closer to buying a home in Utah than you think.

The post Buying a Home in Utah With 1% Down appeared first on Houzd.