Davis County · 84025
Buying your first home in Farmington, Utah
Most of Farmington's entry-level inventory sits west of I-15 — townhomes and newer subdivisions near Station Park and the Legacy corridor — with the occasional historic-core home for buyers willing to take on some work. As a first-time home buyer in Utah you do not need 20% down to compete for either, and down payment assistance in Utah exists for buyers who qualify. Here is what first-time buyers in Utah actually use, and the order to do it in.
Loans and assistance Utah buyers use
Conventional, from 3% down
Several conventional programs let first-time buyers in at 3% down with solid credit. Private mortgage insurance applies until you reach enough equity, but it can be removed later — unlike most FHA mortgage insurance.
FHA, 3.5% down
The most forgiving option for thinner credit files. The trade-off is mortgage insurance that usually stays for the life of the loan unless you refinance out of it.
VA, 0% down
For eligible veterans, service members and surviving spouses: no down payment and no monthly mortgage insurance. One of the strongest loan products available anywhere.
Utah down-payment assistance
Utah Housing Corporation runs state assistance programs that can cover part or all of a down payment for qualifying buyers, usually as a second loan paired with your first mortgage. Amounts, income limits and terms change — a local lender can confirm what you qualify for today.
The down payment, honestly
- 20% down is a target, not a requirement — most first-time buyers in Utah put far less down.
- A smaller down payment means mortgage insurance and a larger loan; run the total monthly cost, not just the entry ticket.
- Gift money from family is allowed on most loan types with a signed gift letter and a paper trail.
- Keep your emergency fund intact. Draining savings to hit a round down-payment number is how first-timers end up house-poor.
Closing costs, line by line
Budget for closing costs on top of your down payment — the exact total depends on your loan and the home, and your lender must give you a written Loan Estimate within three business days of applying. Here is what shows up on it.
Lender and loan fees
Origination, underwriting and credit-report charges from your lender. These vary the most between lenders, so this is where comparing two loan estimates pays off.
Appraisal and inspection
The appraisal is ordered by your lender; the inspection is yours to choose. On Farmington's older core homes, add sewer-line and radon checks to the list.
Title and escrow
Title search, title insurance and the settlement fee for the title company that runs your closing. In Utah the buyer and seller each typically cover different title policies — your agent explains who pays what in your offer.
Prepaids and escrow setup
Prepaid homeowner's insurance, prepaid interest, and the starting balance of your tax-and-insurance escrow account. Not fees — your own money, paid early.
Recording and HOA
Davis County recording fees, plus HOA transfer or move-in fees if the home is in one — common in the west-side subdivisions and Station Park area communities.
Moving day in Farmington
Before closing day
Book movers early — end-of-month slots in Davis County fill fast. Set up utilities to start the day you get keys: power, gas, water/sewer, and internet.
Closing morning
Do the final walk-through, then sign. Funds usually record the same day or next; you get keys once the deed records with Davis County.
First week in the house
Change the locks, test smoke and CO detectors, locate the water shut-off and breaker panel, and update your address with USPS, your bank and the DMV.
Settling into Farmington
Register kids with the Davis School District, learn your garbage and recycling pickup days, and set up any HOA account or parking permits your neighborhood requires.
The mistakes that cost first-timers most
- Touring homes before the pre-approval is done — in Farmington's small market, the right home does not wait for your paperwork.
- Budgeting only the down payment and forgetting closing costs, inspection, appraisal and moving.
- Comparing a west-side townhome to a bench custom home on price per square foot — they are different products in different markets.
- Waiving the inspection to win. On Farmington's older core homes especially, an inspection is cheap insurance.
- Maxing out the lender's approval instead of choosing a payment you can live with.
Your next steps
Start with the buyer price calculator to find your comfortable price band, then save your numbers on your buyer profile so every conversation picks up where you left off.
How long will it take? The Farmington buyer timeline breaks each phase down week by week.
The full sequence is in the buying a home in Farmington page, and current inventory is on the Farmington homes for sale page.
Keep reading: first-time buyer steps in Davis County or browse all Utah real estate articles.
Want the whole road from pre-approval to moving day? The Farmington buyer's journey walks all six stages in order.
Want the whole picture in one place? The Farmington buyer's guide covers the full process, budgeting, closing costs, and the week-by-week timeline.
Market figures are informational only, are sourced and dated where shown, and are not a forecast or a guarantee of future results.