The new Fannie Mae departing residence guidelines may help you buy a new home and keep your current one as a rental. Eligible buyers can use supported market rent to help offset their existing housing payment, without securing a tenant first.

For homeowners who want to move but keep their existing home, that could remove a frustrating timing hurdle.

After all, how do you promise a tenant a move-in date when you haven’t found your next house?

Why keeping your home can make moving complicated

Maybe your family needs more space. Maybe you want a shorter commute. Or maybe your current home would make a good long-term rental.

You’re ready to move, but selling isn’t your first choice.

The challenge is qualifying for the next mortgage while you still own the first home. Rental income may help with that calculation. However, arranging a lease before you know when you’re moving can make the process difficult.

Fannie Mae’s new framework changes that conversation. It puts the focus on what the rental market supports.

What changed in Fannie Mae’s departing residence guidelines?

A departing residence is your current primary home that you plan to vacate and convert into a rental when you buy a new primary residence.

Under the new framework, lenders determine rental income using market evidence. A lease agreement is not permitted as the qualifying documentation for this scenario.

That evidence can include an appraisal with market rents, a comparable rent schedule, or a documented market analysis. When lenders use tools such as MLS, Zillow, or Redfin, they must obtain at least three comparable rentals.

So, an optimistic rent estimate won’t do the job. The numbers need support.

How market rent could offset your current payment

Here’s a hypothetical example for a homeowner buying another home in Utah:

In this example, the supported rent could fully offset the current home’s $2,100 housing payment for mortgage qualification.

However, the extra $300 does not become additional qualifying income under this departing residence framework. If the calculation produces a shortfall instead, that amount counts toward your debt-to-income ratio.

The full housing payment includes principal, interest, property taxes, insurance, and applicable association dues—not just the loan’s principal and interest.

Also, an offset on a mortgage application doesn’t make the payment disappear. You still owe it, including during vacancies.

What are the catches?

You may need six months of reserves

Buyers with less than 12 months of property management experience must have six months of reserves for the departing home’s full housing payment.

With a $2,100 payment, that equals $12,600.

This requirement is in addition to any applicable reserves for multiple financed properties. Your lender must calculate the total for your situation.

Your rental management history matters

The lender must document any qualifying property management experience. Prior rental tax returns and other permitted records may help establish that history.

Hiring a property manager doesn’t automatically establish your own 12-month track record. Have your lender review the documentation before assuming you qualify for different reserve treatment.

Reserves are separate from your down payment

Reserves are eligible assets available after closing. They provide a financial cushion beyond the money you use for your down payment and closing costs.

Depending on the rules, eligible assets may include savings, investments, or vested retirement funds. Your lender will confirm what counts.

This is a Fannie Mae change

Do not assume the same framework applies to Freddie Mac, FHA, or VA financing. Each has its own requirements.

The loan program and lender’s implementation matter. Before planning around a payment offset, confirm which guidelines your new mortgage will follow.

When do the new guidelines take effect?

Fannie Mae announced the update on September 2, 2026, and later revised its implementation deadline.

Lenders may adopt the changes now. They must implement them for loans with application dates on or after December 1, 2026.

If you’re buying before then, ask whether the lender has adopted the new rules.

Does keeping your home make sense for you?

For some Utah homeowners, this change may make moving more practical while preserving a home they want to keep.

Still, qualifying for the mortgage is one part of the decision. You’ll also want to consider repairs, vacancies, insurance, management costs, and how much cash you’ll have left after closing.

The goal is to build a plan you can comfortably manage.

Frequently asked questions

Can I buy another home without selling my current home?

Yes, if you qualify for the new mortgage while retaining the current property. Eligible rental income may help offset its housing payment.

Do I need a tenant before buying my next home?

Under Fannie Mae’s new departing residence framework, qualifying rental income comes from supported market rents rather than a lease. Availability depends on lender adoption and your eligibility.

Can I count all the expected rent as income?

No. The lender applies a 75% calculation, and this framework limits the benefit to offsetting the departing home’s payment.

Let’s look at your options before you decide to sell

If you’ve been thinking, “I want to move, but I don’t want to sell,” let’s run the numbers.

Our Houzd Mortgage team can review your current payment, potential market rent, available assets, and purchase plans. From there, we can help you understand whether keeping your home is a realistic option.

Contact Houzd Mortgage to explore buying your next home while keeping your current one.

Examples are illustrative. Loan approval depends on documented income, assets, credit, property eligibility, and applicable lender and program requirements.

Sources:

• Fannie Mae departing residence guidelines
• Fannie Mae September 2026 announcement, revised September 23
• General rental income guidance
• Minimum reserve requirements

The post Fannie Mae Departing Residence Guidelines appeared first on Houzd.

One brings Halloween fun to the sky above a ballpark. The other takes you into the mountains for a spooky evening ride. Whether you’re planning a family outing or a fall date night, here’s what to know before you go.

Utah Halloween Events 2026 at a Glance

Bumble’s Drone Spooktacular in South Jordan

If you’re looking for something new this Halloween, start with Bumble’s Drone Spooktacular. This family event takes place at The Ballpark at America First Square on October 16 and 17, 2026, starting at 6 p.m.

Throughout the evening, five themed drone shows will light up the sky. The festival also includes a costume parade, spooky train rides, glowing light tunnels, carnival games and trick-or-treating.

As a result, there’s more to do than watch a single show. Families can explore the activities and make an evening of it.

Costumes are welcome, so this could be a fun chance to give those Halloween outfits an early outing. After all, getting more than one use out of a child’s costume feels like a small parenting victory.

Before heading out, review the venue’s entry rules. Outside food and drinks are prohibited, although the ballpark allows one factory-sealed water bottle per person. Children under two do not need a ticket.

Check Bumble’s Drone Spooktacular tickets and event details.

Sundance Halloween Lift Rides

For a mountain outing, Sundance’s Halloween Lift Rides offer a different way to enjoy spooky season.

The returning attraction runs on select nights from October 15 through October 31, 2026. Rides operate from 7–10 p.m. on the Outlaw Express Lift.

Each ride takes about 30–45 minutes. Sundance describes the experience as family friendly and recommends it for children ages 10 and older. Halloween treats, hot chocolate, food and concessions are also available.

Because this is an outdoor mountain activity, plan for a chilly evening. Bring warm layers, wear comfortable shoes and check conditions before leaving home. A jacket that looks cute in your driveway may have different opinions halfway up the mountain.

This could be a good choice for a date night or an outing with older kids. However, consider everyone’s comfort with heights and nighttime chairlift rides before booking.

Check Sundance Halloween Lift Ride tickets and details.

Which Halloween Outing Should You Choose?

Choose Bumble’s Drone Spooktacular if your group wants costumes, games and several activities in one place. It’s an option for families planning an evening in South Jordan.

Alternatively, choose Sundance’s Halloween Lift Rides if a mountain setting sounds more appealing. Keep the resort’s age recommendation in mind, especially when planning with younger children.

For either event, check current ticket availability before making plans. Also, leave yourself extra time for parking and getting to the entrance.

Frequently Asked Questions

Where is the Halloween drone show in Utah?

Bumble’s Drone Spooktacular takes place at The Ballpark at America First Square in South Jordan on October 16–17, 2026.

When are Sundance’s Halloween lift rides in 2026?

Sundance’s Halloween Lift Rides run October 15–17, 19, 22–24 and 26–31, from 7–10 p.m.

Are these Utah Halloween events family friendly?

Bumble’s Drone Spooktacular offers family activities. Sundance also describes its rides as family friendly, but recommends them for ages 10 and older.

Enjoy More of Life in Utah

At Houzd Mortgage, we love helping people feel at home in Utah. That includes sharing local experiences worth putting on the calendar.

Whether you’re new to the area or have lived here for years, these Utah Halloween events offer a reason to get outside and enjoy October.

And if your next adventure includes a new home, our Houzd Mortgage team would love to help.

The post Utah Halloween Events 2026: A New Drone Show & Sundance’s Spooky Lift Rides appeared first on Houzd.

That can be especially useful when you find the right house but do not want your offer to depend on selling your existing property first.

Instead of waiting for your current home to close, bridge financing may give you a way to buy first and sell afterward.

What Is a Bridge Loan?

A bridge loan is short-term financing designed to help cover the gap between buying a new home and selling your current one.

Depending on the loan structure, a bridge loan may help you:

• Access equity from your current home
• Cover a down payment on the next home
• Buy before your current home sells
• Reduce or remove a home-sale contingency
• Move first and sell afterward

In short, a bridge loan can create more flexibility when the timing of two real estate transactions does not line up perfectly.

How Does a Bridge Loan in Utah Work?

A bridge loan in Utah usually relies on the equity you already have in your current home.

Depending on the bridge loan program, a portion of your equity may help fund the purchase of your next home before the existing property sells.

Then, after your current home closes, you can use the proceeds to pay off the bridge financing.

The exact structure depends on the lender, your equity, income, and the properties involved.

Can a Bridge Loan Help Remove a Home-Sale Contingency?

This is one of the biggest reasons Utah buyers consider bridge financing.

A home-sale contingency tells the seller that your purchase depends on selling your current property first.

That can make your offer less attractive, especially if the seller has other buyers to choose from.

If bridge financing allows you to purchase without first selling, you may be able to submit a cleaner offer.

That can give the seller more certainty and potentially make your offer more competitive.

Who Is a Good Candidate for a Bridge Loan?

Bridge loans tend to work best for homeowners who have equity in their current property.

A lender will typically review factors such as:

• Current home value
• Existing mortgage balance
• Equity
• Income
• Credit
• Purchase price of the new home
• Expected proceeds from the sale

Strong equity helps, but it is not the only factor.

The lender still needs to determine that the overall financing structure works.

Bridge Loan vs. HELOC

A HELOC may also allow you to access equity before selling.

However, a bridge loan and HELOC are not always interchangeable.

A HELOC is a revolving line of credit secured by your home.

A bridge loan is usually short-term financing specifically designed to help with the transition between properties.

The better option depends on:

• How much equity you need
• Whether your home is already listed
• Your income
• How quickly you expect to sell
• Qualification requirements

Sometimes a HELOC is the simpler solution. Other times, a bridge loan fits the situation better.

Bridge Loan vs. Selling First

Selling first can be the cleanest financial option.

However, it can also create some headaches.

You may need to:

• Move twice
• Find temporary housing
• Store furniture
• Rush into buying your next home
• Write offers under pressure

A bridge loan in Utah may allow you to move into the next home first and then prepare your current property for sale afterward.

For some families, that convenience is a major benefit.

Are Bridge Loans Only for Expensive Homes?

Bridge financing is not limited to luxury buyers.

What matters more is whether the homeowner has enough equity and financial strength to make the program work.

A homeowner moving from a $450,000 property may have a bridge option just like someone moving from a $1 million home.

Every scenario is different.

How Do I Find Bridge Loan Options in Utah?

Start by having our team at Houzd Mortgage review your complete scenario.

Because bridge loan programs can vary significantly by lender, it helps to work with someone who can compare multiple options.

At Houzd Mortgage, we look at:

• Your current home
• Available equity
• New purchase price
• Income
• Monthly payments
• Expected sale proceeds
• Timing

Then we can determine whether bridge financing, a HELOC, or another buy-before-you-sell strategy makes the most sense.

Is a Bridge Loan in Utah Right for You?

A bridge loan in Utah can be a powerful tool if you want to buy your next home before selling your current one.

It will not work for every homeowner. However, if you have equity and want to avoid a home-sale contingency, it is absolutely worth running the numbers.

At Houzd Mortgage, helping buyers solve complex financing situations is a big part of what we do.

If you are looking for bridge loan options in Utah, reach out to our Houzd Mortgage team.

We can review your current home, your next purchase, and your available equity to help you figure out the best path forward.

The post Bridge Loan Utah: Buy Before You Sell Your Current Home appeared first on Houzd.

A conventional mortgage can be a strong fit if you have solid credit, stable income, and want flexible down payment options.

What Is a Conventional Loan in Utah?

A conventional loan is a mortgage that is not directly insured or guaranteed by a government agency like FHA, VA, or USDA.

Most conventional loans follow guidelines established by Fannie Mae or Freddie Mac.

A conventional loan in Utah can be used for:

• Primary residences
• Second homes
• Investment properties
• Home purchases
• Rate-and-term refinances
• Cash-out refinances

Because of that flexibility, conventional financing works for a wide range of Utah buyers.

What Are the Conventional Loan Requirements in Utah?

Conventional loan requirements can vary depending on the borrower, loan program, and lender.

In general, lenders will review:

• Credit score
• Income
• Employment history
• Debt-to-income ratio
• Down payment
• Assets
• Property type

You do not need perfect credit to qualify, but stronger credit can often improve your interest rate and mortgage insurance options.

How Much Down Do You Need for a Conventional Loan in Utah?

Some buyers may qualify with as little as 3% down on a primary residence.

Other common down payment amounts include:

• 5%
• 10%
• 15%
• 20% or more

Putting 20% down can help you avoid private mortgage insurance, but it is not required for many conventional loans.

That makes a conventional loan in Utah a flexible option for buyers who do not want to wait until they have a large down payment saved.

What Credit Score Do You Need for a Conventional Loan?

Credit requirements depend on the specific loan and overall borrower profile.

Your credit score can affect:

• Interest rate
• Mortgage insurance
• Loan approval
• Down payment requirements
• Overall loan cost

In general, borrowers with stronger credit tend to receive better conventional loan pricing.

Do Conventional Loans Require PMI?

If you put less than 20% down, you may be required to pay private mortgage insurance, also called PMI.

PMI helps protect the lender when a borrower has a smaller down payment.

One advantage of conventional financing is that PMI may be removable later once you meet the required equity and loan conditions.

Conventional Loan vs. FHA Loan in Utah

A conventional loan may be a better fit if you have stronger credit and want more flexibility with mortgage insurance.

An FHA loan may be worth considering if you have:

• Lower credit
• Higher debt-to-income ratios
• Limited funds for a down payment
• A need for more flexible underwriting guidelines

There is no single loan that is best for everyone.

The right choice depends on your credit, income, down payment, and long-term goals.

What Are the Benefits of a Conventional Mortgage in Utah?

A conventional mortgage in Utah can offer several advantages, including:

• Low down payment options
• Competitive interest rates
• Financing for second homes
• Financing for investment properties
• Flexible loan terms
• Potential removal of PMI
• Fewer property restrictions than some government programs

For many Utah buyers, conventional financing is one of the first options worth comparing.

Can Self-Employed Buyers Get a Conventional Loan in Utah?

Yes.

Self-employed borrowers can qualify for conventional financing, but the income review is usually more detailed.

Depending on the situation, lenders may review:

• Personal tax returns
• Business tax returns
• Profit and loss statements
• Balance sheets
• Business bank statements
• Length of self-employment

If your tax returns do not fully reflect your financial strength, other mortgage programs may also be worth exploring.

How Do I Get a Conventional Loan in Utah?

The process usually starts with a mortgage pre-approval.

As your lender we will review your credit, income, debts, and available funds to determine which conventional loan options may work.

The basic steps are:

1. Complete a mortgage application.
2. Review your credit.
3. Provide income and asset documents.
4. Compare loan options.
5. Get pre-approved.
6. Start shopping for a home.

Getting pre-approved early can help you understand your price range and monthly payment before you make an offer.

How Long Does a Conventional Loan Take to Close?

Closing time depends on the borrower, property, appraisal, and lender.

A well-prepared conventional loan can move quickly when we receive complete documentation upfront.

Getting fully pre-approved before making an offer can also help reduce delays later in the process.

Is a Conventional Loan in Utah Right for You?

A conventional loan can be a strong option, but it is not automatically the best mortgage for every buyer.

The right loan depends on:

• Credit
• Income
• Down payment
• Monthly payment goals
• Property type
• How long you plan to own the home

At Houzd Mortgage, we compare conventional financing with FHA, VA, USDA, and other mortgage options to help Utah buyers find the loan structure that fits their situation.

If you are looking for a conventional loan in Utah, reach out to our Houzd Mortgage team.

We can review your numbers, explain your options, and help you get pre-approved.

The post Conventional Loan Utah: Requirements, Down Payment & Options appeared first on Houzd.

Most buyers want:

• Low home prices
• Low mortgage rates
• More inventory
• Less competition
• Strong negotiating power

That sounds great.

It also almost never happens all at once.

Why the Perfect Housing Market Is Hard to Find

Housing markets are constantly changing.

When mortgage rates fall, more buyers usually enter the market. That can increase competition and put upward pressure on prices.

When rates rise, buyer demand may cool. That can create more inventory, more seller concessions, and better negotiating opportunities.

In other words, the market often gives with one hand and takes with the other.

Lower Rates Can Mean More Competition

A lot of buyers say they are waiting for rates to come down.

That may help the monthly payment.

But if rates fall enough to bring a large number of buyers back into the market, you may suddenly be competing with more people for the same homes.

That can mean:

• Multiple offers
• Less negotiating power
• Fewer seller concessions
• Higher purchase prices

The rate may improve while the buying environment gets tougher.

Higher Rates Can Create Better Buying Opportunities

The opposite can also be true.

When rates are elevated, some buyers step back.

That may give active buyers more time and more leverage.

Sellers may be more willing to negotiate on price, closing costs, repairs, or even an interest-rate buydown.

So while the rate may not look perfect, the overall transaction may actually be better.

Focus on What You Can Control

Instead of waiting for the perfect housing market, focus on whether buying makes sense for your situation.

Ask:

• Can I comfortably afford the payment?
• Do I plan to stay in the home long?
• Do I have enough savings?
• Can I negotiate seller concessions?
• Does the home fit my long-term goals?

If the answer is yes, the market does not need to be perfect. It just needs to work for you.

There Is Always a Tradeoff

Every housing market has advantages and disadvantages.

A slower market may offer more negotiating power.

A faster market may come with lower rates.

A buyer’s market may give you more choices.

A seller’s market may reward you with stronger future appreciation if you bought before demand increased.

There is rarely a moment when every condition lines up perfectly.

The Best Time to Buy Is When the Numbers Work for You

You do not need to predict the exact bottom of home prices or the exact bottom of mortgage rates.

You need a plan.

At Houzd Mortgage, we help Utah buyers look at the full picture, including monthly payment, loan options, seller concessions, and long-term goals.

If you are waiting for the perfect market, reach out and let us run the numbers.

You may find that today’s market has more opportunity than you think.

The post Why the Housing Market Will Never Be Completely Perfect appeared first on Houzd.

In many cases, getting pre-approved for a mortgage can happen much faster than buyers expect—especially when you have your basic information and documents ready.

At Houzd Mortgage, we regularly help Utah homebuyers get pre-approved quickly so they can start shopping, write an offer, or compete on a home without losing time waiting on financing.

How Fast Can You Get Pre-Approved in Utah?

A mortgage pre-approval can sometimes be completed the same day, depending on the borrower’s situation.

A straightforward file with strong credit, stable income, and readily available documentation may move very quickly.

Other situations can take longer if the lender needs to review things like:

• Self-employment income
• Commission or bonus income
• Multiple jobs
• Rental properties
• Recent employment changes
• Large bank deposits
• Credit issues
• Divorce or support obligations
• Complex assets

The fastest pre-approvals usually happen when the lender gets complete information upfront.

What Do You Need for a Fast Pre-Approval in Utah?

If you want a fast pre-approval in Utah, it helps to have a few basic items ready.

Most buyers should expect to provide:

• Recent paystubs
• W-2s or tax returns, when needed
• Bank statements
• Identification
• Information about debts
• Employment history
• Permission to review credit

Not every borrower will need every document.

For example, a salaried W-2 employee may have a much simpler pre-approval than a self-employed borrower with multiple businesses.

The goal is not to collect paperwork for the sake of collecting paperwork. It is to get enough information to confidently determine what you qualify for.

Can I Get Pre-Approved Before I Find a House?

Yes.

In fact, that is usually the better approach.

Getting pre-approved before shopping can help you understand:

• Your maximum purchase price
• Estimated monthly payment
• Down payment options
• Closing cost estimates
• Loan programs you may qualify for
• Whether anything needs to be addressed before writing an offer

It also means you are ready to move when the right house comes along.

In a competitive market, finding the house first and figuring out the financing afterward is not exactly the relaxing option.

Can You Get Pre-Approved in Utah on a Weekend?

Often, yes.

Real estate does not politely stop at 5:00 p.m. on Friday.

Buyers frequently find homes in the evening or over the weekend, which means having access to a lender who can review financing quickly can matter.

If you need to write an offer and do not already have a pre-approval, contact us as soon as possible. Depending on the complexity of your file, we may be able to review the information and help you get ready to submit an offer quickly.

Does a Fast Pre-Approval Mean It Is Less Thorough?

It should not.

There is a difference between a fast pre-approval and a rushed pre-approval.

A good lender like our team here at Houzd Mortgage, should still review the important pieces of the file, including:

• Income
• Credit
• Assets
• Employment
• Debts
• Loan program requirements

A pre-approval is only useful if the numbers actually hold up when the loan reaches underwriting.

The goal should be to move quickly without skipping the important parts.

Pre-Qualification vs. Pre-Approval

These terms are sometimes used interchangeably, but they may not mean the same thing.

A basic pre-qualification may rely mostly on information provided by the borrower.

A stronger pre-approval generally involves a more detailed review of the borrower’s credit, income, assets, and overall mortgage qualification.

If you are preparing to make an offer, you want to know that your financing has been reviewed carefully enough to avoid surprises later.

How Long Is a Mortgage Pre-Approval Good For?

Pre-approvals are not permanent.

Credit reports, income documentation, bank statements, and loan guidelines can change over time.

If your home search lasts several months, your lender may need to update your documents or credit before issuing a new pre-approval letter.

That is normal.

If anything changes while you are shopping—such as your job, income, debts, or down payment funds—tell your lender before making an offer.

Can I Get a Fast Pre-Approval With Bad Credit?

Possibly.

A lower credit score does not automatically mean you cannot buy a home.

The available options will depend on factors such as:

• Credit score
• Recent payment history
• Debt-to-income ratio
• Down payment
• Loan type
• Past bankruptcies or foreclosures
• Current collections or charge-offs

Different mortgage programs have different requirements.

If your credit is keeping you from qualifying today, a good pre-approval review should also help you understand what needs to change and what your next steps should be.

For more information on credit repair check out this blog – Goodwill Adjustment on Credit: Can It Help Your Mortgage Approval?

What Is the Fastest Way to Get Pre-Approved for a Mortgage in Utah?

If speed matters, here is the simplest approach:

1. Complete the mortgage application – here.
2. Provide permission to review your credit.
3. Upload the requested income and asset documents.
4. Tell us if there is anything unusual about your income, employment, credit, or down payment.
5. Respond quickly if additional information is needed.

The more complete the information is at the beginning, the faster we can usually give you a reliable answer.

Fast Pre-Approval for Utah Homebuyers

Whether you are buying your first home, moving up, purchasing an investment property, or suddenly found a house you want to write an offer on tonight, getting your financing reviewed quickly can make the process much easier.

At Houzd Mortgage, we help buyers throughout Utah understand their options and get pre-approved as quickly as their situation allows.

If you need a fast pre-approval in Utah, reach out to our Houzd Mortgage team.

We can review your numbers, explain your options, and help you get ready to make an offer.

The post Fast Pre-Approval in Utah: How to Get Pre-Approved Quickly appeared first on Houzd.

You do not need to be fully ready today. But giving yourself several months to improve credit, build savings, and create a plan can make the process much easier when it is time to buy.

Here are five things you can start doing now if you want buy a home in 2027.

1. Review Your Credit Early

If you plan to buy a home in 2027, start by reviewing your credit.

Look for:

• Reporting errors
• High credit card balances
• Late payments
• Accounts that may need attention

The goal is not to guess at what might help your score.

Have a mortgage professional review your situation and help you build a strategy based on what is actually on your credit report.

Strategy beats guessing.

2. Practice Your Future Mortgage Payment

Estimate what your future housing payment might look like and start practicing now.

For example, if your future mortgage payment could be $300 more than what you currently pay, automatically move that extra $300 into savings each month.

This does two things:

• Helps you see how the future payment fits your budget
• Builds additional savings for your home purchase

If the payment feels uncomfortable now, that is useful information to learn before you are under contract.

3. Cut Back on One Spending Habit

You do not have to stop enjoying your life just because you want to buy a house.

Pick one spending habit to temporarily cut back.

If you spend around $7 a day, five days a week, that adds up to more than $1,800 over a year.

That could become part of your:

• Down payment
• Closing costs
• Emergency fund
• Moving expenses

Small changes can turn into real money surprisingly quickly.

4. Consider Skipping One Big Expense

If homeownership is the bigger goal, think about postponing one major expense this year.

Maybe that is a big vacation, a new car, or the annual family Disneyland trip.

Future-you may enjoy getting the keys to your home a little more than present-you enjoys spending two hours in line for Space Mountain.

You do not have to cut everything.

Sometimes skipping one splurge is enough to move the bigger goal forward.

5. Build Your Homebuying Plan Now

The biggest mistake is waiting until you are ready to make an offer before figuring out what you need.

If you want to buy a home in 2027, creating a plan now gives you time to:

• Improve your credit
• Save more money
• Reduce debt
• Review down payment options
• Solve income or employment issues
• Understand what monthly payment feels comfortable

And if everything already looks great?

Even better. You will know where you stand long before the right home shows up.

Planning to Buy a Home in 2027?

You do not need to be ready to buy today.

You just need enough time to prepare.

At Houzd Mortgage, we can review your credit, income, savings, and goals and help you build a personalized plan for buying a home in 2027.

Reach out to our Houzd Mortgage team and tell us you are planning for 2027. We will help you figure out what to work on now so you are ready when the time comes.

The post 5 Things to Do Now If You Want to Buy a Home in 2027 appeared first on Houzd.

At Houzd Mortgage, complex loan scenarios are kind of our thing.

As a mortgage broker, we are not limited to one bank or one set of loan programs. We can shop across multiple lenders and look for financing that fits the borrower instead of trying to force every borrower into the same box.

What Is Creative Mortgage Financing?

Creative mortgage financing does not mean bending the rules.

It means understanding the available mortgage programs well enough to find a legitimate financing strategy for borrowers whose situation may not fit a traditional loan.

That can include borrowers who are:

• Self-employed
• Paid through commissions or bonuses
• Real estate investors
• Retired or living primarily from assets
• Buying before selling another home
• Using rental income
• Purchasing an unusual property
• Managing multiple businesses or income sources
• Unable to qualify using traditional income documentation

Sometimes the solution is a conventional mortgage.

Other times, it may be a bank statement loan, asset depletion program, DSCR loan, bridge loan, HELOC, non-QM mortgage, or another specialized financing option.

Why Can a Mortgage Broker Offer More Options?

Banks typically lend using their own products and underwriting requirements.

A mortgage broker can work with multiple lenders.

That means if one lender does not have a program that fits your situation, we may be able to look somewhere else rather than simply ending the conversation.

Different lenders can have different rules regarding:

• Self-employed income
• Credit scores
• Debt-to-income ratios
• Investment properties
• Asset-based qualification
• Recent employment changes
• Property types
• Loan amounts

Access to more lenders gives us more opportunities to solve the problem.

Creative Mortgage Financing for Self-Employed Borrowers

Self-employed borrowers are one of the most common examples.

Your business may be doing extremely well, but your tax returns may not show the same income that actually flows through the business.

Traditional underwriting can sometimes make that difficult.

Depending on the situation, alternative programs may allow us to evaluate things such as bank deposits, business cash flow, assets, or other income sources instead.

The goal is to understand how you actually earn money and then determine which mortgage program best fits that structure.

What If Another Lender Already Said No?

A mortgage denial does not always mean you cannot qualify.

Sometimes it simply means you did not fit that lender’s guidelines.

If another bank or mortgage company has told you no, it may be worth getting a second opinion.

We can review the reason the loan was declined and determine whether another program or lender could approach the situation differently.

Sometimes there is another solution.

Sometimes there isn’t.

But complex scenarios are usually worth reviewing before giving up.

Need Creative Mortgage Financing in Utah?

If your mortgage situation is straightforward, great.

If it is complicated, that is where we tend to have the most fun.

At Houzd Mortgage, we specialize in finding solutions for borrowers who do not always fit neatly into traditional mortgage guidelines.

If you are self-employed, an investor, asset-rich, buying before selling, or simply have a unique situation, reach out to our Houzd Mortgage team.

Tell us what you are trying to accomplish, and we will help you figure out what financing options may be available.

Creative mortgage financing in Utah is what we do.

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Utah has plenty of scenic drives paired with short walks, waterfalls, lakes and overlooks. Here are six of our favorites for an easy family fall adventure.

1. Alpine Loop + Cascade Springs

The Alpine Loop may be one of the best all-around fall drives in Utah.

Start in American Fork Canyon, follow the Alpine Loop toward Sundance and Provo Canyon, and make time for a stop at Cascade Springs.

The short boardwalk trails wind past clear pools, streams and small waterfalls. Add golden aspens, red maples and mountain views, and this one is hard to beat.

Best timing: Mid-September through early October.

Good to know: The Alpine Loop is narrow and winding, and some recreation sites require a Forest Service pass. The road is seasonal.

2. Big Cottonwood Canyon + Silver Lake + Guardsman Pass

For families coming from Salt Lake City, this might be my favorite.

Drive Big Cottonwood Canyon to Brighton and stop for a walk around Silver Lake. The mostly level boardwalk loop gives you lake views and fall color without much elevation gain.

Then continue up and over Guardsman Pass toward Park City for even more mountain views.

You get a lake, an easy walk and a scenic drive in one trip.

Best timing: Mid-September at higher elevations, with colors usually moving down the canyon later in September and into early October.

Good to know: Guardsman Pass is a seasonal road and typically closes when winter weather arrives. UDOT lists it among Utah’s seasonal mountain routes.

3. Nebo Loop + Grotto Trail

If you want big fall scenery with fewer Cottonwood Canyon crowds, try the Nebo Loop Scenic Byway.

The route runs between Payson and Nephi through forests filled with aspens and colorful maples, with several overlooks along the way.

Add a stop at the Grotto Trail, a short forest walk that leads to a small waterfall tucked inside a rocky grotto.

Best timing: Late September through early October.

Good to know: The Nebo Loop climbs above 9,000 feet, so early snow can affect access.

4. Mirror Lake Scenic Byway + Provo River Falls

The Mirror Lake Scenic Byway gives you a ridiculous amount of scenery for surprisingly little effort.

Head east from Kamas on Highway 150 toward the Uintas. Stop at Provo River Falls, where a short roadside walk gives you several views of the cascading river.

Continue toward Mirror Lake for a picnic or relaxed walk surrounded by mountains and aspens.

Basically, nature does most of the work on this one.

Best timing: September. Because the road climbs above 10,000 feet, fall arrives earlier here than it does in the Salt Lake Valley.

Good to know: Mirror Lake Highway is seasonal, so check conditions before heading up.

5. Logan Canyon + Tony Grove Lake

For a northern Utah option, drive Logan Canyon on Highway 89 and make the side trip up to Tony Grove Lake.

The drive combines limestone cliffs, colorful canyon walls and high-elevation aspens.

Once you reach Tony Grove, there is a roughly 1.3-mile nature trail around the lake, making it a manageable family walk with a pretty impressive payoff.

Best timing: Mid-September through early October.

Good to know: Tony Grove is a fee area, and access at this elevation is seasonal.

6. Cedar Breaks + Highway 143

Southern Utah deserves a spot on the list too.

Drive from Cedar City toward Cedar Breaks National Monument, Brian Head and Highway 143. The combination of bright yellow aspens and red rock around Cedar Breaks almost looks fake.

Cedar Breaks sits above 10,000 feet, so you can get huge views without committing to a major hike.

Continue toward Panguitch Lake and Duck Creek for more easy family stops and picnic opportunities.

Best timing: Usually mid-September through early October near Cedar Breaks, with color appearing somewhat later at lower elevations.

Good to know: Check the weather before leaving. High-elevation conditions can change quickly. State Route 148 is seasonal, although it is currently open as of September 2026.

Our Favorite Fall Drives From Salt Lake City

If you only have time for one family-friendly fall outing in Utah, our top three from Salt Lake City would be:

1. Big Cottonwood Canyon + Silver Lake + Guardsman Pass
2. Alpine Loop + Cascade Springs
3. Nebo Loop + Grotto Trail

All three give you a lot of fall-color payoff without turning Saturday into an endurance event.

When Is the Best Time to See Fall Colors in Utah?

Utah’s fall colors generally begin at higher elevations in September and gradually move into lower elevations.

However, peak color can shift by a week or two depending on elevation, temperatures and storms.

Before heading into the mountains, check current weather and UDOT seasonal road conditions. Several of these routes including: Guardsman Pass, Alpine Loop, Mirror Lake Highway and Cedar Breaks, close seasonally.

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New conventional mortgage guidelines are changing how condominium projects are reviewed. Beginning in 2027, one of the biggest changes will be stricter requirements around how much money condo associations set aside for future repairs and major expenses.

That could matter when it comes time for the next buyer to finance your condo.

What Is Changing for Condos in 2027?

Beginning with applicable loan applications dated January 4, 2027, Fannie Mae is increasing its replacement-reserve requirement for condo projects undergoing a Full Review.

Today, an HOA budget generally needs to allocate at least 10% of its annual assessment income toward replacement reserves.

That minimum is increasing to: 15%

In other words, a condo association that meets today’s financing requirements may not necessarily meet the same requirements in 2027.

Fannie Mae has also strengthened its requirements when an HOA uses a reserve study to demonstrate that it has adequate reserves.

Why Could This Matter If You Want to Sell Your Condo?

Most condo owners don’t think about their HOA’s reserve budget when they put their home on the market.

Buyers’ lenders do.

When someone buys a condo using conventional financing, the lender may need to review not only the buyer but also the condo project itself.

That can include things such as:

• HOA finances and reserves
• Insurance coverage
• Deferred maintenance
• Special assessments
• Delinquent HOA dues
• Pending litigation
• Overall project eligibility

If a project doesn’t meet the applicable requirements, financing the units within that project can become more difficult.

And fewer financing options can mean a smaller pool of potential buyers.

Does This Mean Every Condo Should Be Sold Before 2027?

No.

Plenty of Utah condo communities are financially healthy and may have no problem meeting the updated requirements.

Some associations may already be contributing 15% or more toward reserves. Others may have an acceptable reserve study or take steps to adjust their budgets before the new requirement takes effect.

So this is definitely not a prediction that condo values are going to fall in 2027.

But if you have already been thinking about selling your condo, the upcoming changes are another reason to have that conversation sooner rather than later.

Selling a Utah Condo? Check the HOA Before You List

Before you sell your condo, it may be worth finding out how your HOA currently looks from a mortgage-financing perspective.

A few simple questions can tell us a lot:

How much is the HOA contributing to reserves?

Does the project have a recent reserve study?

Are there any major special assessments or deferred-maintenance issues?

Does the project currently qualify for conventional financing?

Finding out before accepting an offer is much better than discovering a financing problem three weeks into a transaction.

Thinking About Selling Your Condo?

If you own a condo in Utah and have been debating whether to sell, 2026 may be a good year to explore your options.

That doesn’t necessarily mean you need to put it on the market tomorrow.

It does mean it is worth understanding how the upcoming 2027 financing changes could affect your condo project and the buyers who may eventually want to purchase your unit.

Reach out to the Houzd Mortgage team. We can help you review the financing side of your condo project and connect you with a real estate professional who can help you understand your selling options.

Sometimes the best first step isn’t listing the condo.

It’s simply finding out where you stand.

The post Sell Your Condo Before 2027? Here’s Why It May Be Worth Considering appeared first on Houzd.