Utah's rehab market runs along the Wasatch Front, from Ogden through Salt Lake City to Provo and Orem, with St. George and Logan as their own markets. Prices are high relative to many states, so leverage and speed decide whether a deal pencils.
In short: LendingStreet is our top pick for Utah investors comparing hard money lenders. We lend $150,000 to $5M+ on 1-8 unit investment property, up to 90% of cost and up to 100% of rehab on some programs, with closings in as little as 10 days and rates from 7.99%. A Salt Lake County home you decide to keep can refinance into our DSCR rental loan without changing lenders.
With higher Utah prices, a small change in leverage can change how much cash you need. Funding up to 90% of cost, with up to 100% of rehab on some programs, keeps more of your cash available for the next deal.
Under contract in Utah? Get a quote with the form below or call (877) 298-1001.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital for a hard money loan for investors in Utah, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Utah investors often use local hard money lenders, private lenders and credit unions. Each has a place, but terms vary and long-term options are limited. Here is how they usually compare.
| What matters on a rehab | LendingStreet | Typical local hard money | Private money | Typical bank |
|---|---|---|---|---|
| Close quickly on a good deal | As little as 10 days | Often fast | Fast if funds are ready | Often slow |
| Fund the rehab | Up to 100% of rehab on some programs | Varies | Negotiated deal by deal | Often limited |
| Leverage on total cost | Up to 90% LTC on some programs | Varies | Varies | Often lower |
| Larger projects | $150,000 to $5M+ | Varies | Limited by one person's funds | Varies |
| Keep it as a rental | DSCR refinance with 30-year terms available | Usually short-term only | Usually short-term only | Often requires tax returns |
| Borrow in an LLC | Standard | Usually | Varies | Varies |
| Large Wasatch Front projects | Up to $5M+ | Varies | Limited by available funds | Often conservative |
In Salt Lake County, investors buy older homes in Rose Park, Glendale, Poplar Grove, Kearns, Magna, West Valley City, Taylorsville and South Salt Lake. Many are 1950s and 1960s ramblers with basements that can be finished.
Ogden and Weber County offer lower prices and older bungalows near downtown and Weber State University. Provo and Orem have student demand around BYU and Utah Valley University. St. George in the south and Logan in Cache Valley run on their own cycles.
Utah foreclosures are mostly nonjudicial trustee sales under a deed of trust, held after the required notice period. Buyers usually need funds quickly. Research liens, HOA balances and title before bidding.
Utah has no real estate transfer tax, and closings are typically handled by title and escrow companies. Property taxes on investment property may differ from a primary residence, so confirm the tax treatment with the county assessor.
Contractors in Utah are licensed through the Division of Professional Licensing (DOPL), and electrical and plumbing work need licensed trades. Use licensed contractors and pull permits through the city or county.
Finishing a basement or adding an accessory dwelling unit can raise value, but cities have their own ADU rules, egress window requirements and parking rules. Confirm what is allowed before you add a unit to the budget.
This example is illustrative and not a quote. An investor buys a 1960s rambler in West Valley City for $340,000 and budgets $75,000 for a kitchen, two baths, flooring, windows and a finished basement bedroom. Total project cost is $415,000. With the loan sized at 90% of cost, the loan is $373,000 and the investor covers $42,000 of the cost.
The estimated interest-only payment is about $3,093 a month, or $18,558 over a 6-month project. Add about $3,000 in taxes, insurance and utilities and $5,500 in purchase closing costs, and the investor has about $69,058 in the deal. The interest figure assumes the full loan is out the whole time; rehab funds paid in draws would lower it.
The finished home sells for $525,000. With about 7% of the price going to commissions, title and escrow costs ($36,750), the estimated profit is about $46,192 before income taxes.
| Item | Amount |
|---|---|
| Purchase price | $340,000 |
| Rehab budget | $75,000 |
| Total project cost | $415,000 |
| Loan at 90% of cost | $373,000 |
| Investor share of cost | $42,000 |
| Estimated interest-only payment | $3,093 a month |
| Interest over 6 months | $18,558 |
| Other holding costs | $3,000 |
| Purchase closing costs | $5,500 |
| Total cash in the deal | $69,058 |
| Sale price | $525,000 |
| Selling costs (about 7%) | $36,750 |
| Estimated profit | $46,192 |
Rental demand is steady along the Wasatch Front, and a DSCR loan qualifies on the lease rather than your tax returns. Higher prices can make the ratio tight, so test the rent before choosing to hold.
Many investors sell in Salt Lake and Utah County, where buyer demand is strong, and hold in Ogden, where entry prices are lower. If you hold, seasoning before a cash-out refinance varies by program, so ask before you buy.
Ask the same questions of every Utah lender, in writing, before you depend on their financing.
Our answers, in order: up to 90% of cost and up to 100% of rehab on some programs; closings in as little as 10 days; LLC borrowers are standard; loans from $150,000 to $5M+; and a DSCR rental loan with a 1.0x standard minimum, 620 credit, up to 75% LTV cash-out or up to 80% rate-and-term on some programs, and seasoning that varies by program. Call (877) 298-1001 to talk it through.
Share the property, price, rehab budget and the date you need to close. Planning to rent it? Include the expected rent and we will size the DSCR exit as well. Get a quote with the form below or call (877) 298-1001.
For most Utah rehab investors, our top pick is LendingStreet: hard money style speed, leverage up to 90% of cost on some programs, loans from $150,000 to $5M+ and a direct path into a DSCR rental loan qualified on rent.
Yes. Utah is one of the 50 states (plus DC) where LendingStreet lends on 1-8 unit investment property. Start with the form below.
No. Utah has no real estate transfer tax. Title, escrow and recording costs still apply.
Most are nonjudicial trustee sales under a deed of trust. Buyers usually pay quickly, so arrange financing and title research ahead of time.
Often, but city rules on accessory dwelling units, egress and parking vary. Confirm with the city before adding it to your scope and budget.
Yes. LendingStreet offers fix and flip, bridge and DSCR rental loans, so a project you decide to keep can refinance without starting over elsewhere.
No. Every LendingStreet loan is a business-purpose loan on non-owner-occupied investment property.
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