If you feel behind
You may not need 20% down to start the conversation. A lender can verify whether lower-down-payment or assistance options are worth reviewing.
First-Time Buyer Help in Washington County, Utah
Find Out If You’re Ready to Buy Your First Home
Get a local First-Time Buyer Game Plan that helps you understand your likely price range, cash-to-close questions, best-fit areas, and what to do next — without pressure to buy before you are ready.
Start Here If This Sounds Familiar
- You have steady income, but you are not sure how much cash you really need.
- You have heard about down-payment help, but you do not know what may apply to you.
- You want a local answer before a builder rep or random lender starts selling you.
- You want to know whether buying this year is realistic — or whether you should prepare first.
First Step
Do not start by guessing what homes you can afford.
Most first-time buyers start by scrolling homes. The smarter first step is finding out your likely price range, payment comfort, cash-to-close questions, and whether your next step is lender-ready or preparation-first.
If lenders feel intimidating
Dan helps you understand the path first, then connects you with a local lender only when that is the right next step.
If programs feel confusing
Utah Housing, local assistance, FHA, VA, USDA, and conventional options all work differently. You do not have to sort out the questions alone.
If you want a real answer
The goal is not to pressure you. The goal is to tell you whether buying this year is realistic and what to do next.
Common First-Time Buyer Paths to Review
Program availability, eligibility, income limits, assistance amounts, rates, payments, and repayment terms must be verified with a qualified lender and current program guidelines.
| Program | Assistance | Type | Income Limit | Min Credit | Best For |
|---|---|---|---|---|---|
| Utah Housing Corp | $20,000 | Deferred 2nd (0%) | ~$120K | 620 | Most buyers — largest amount |
| NeighborWorks | $15,000 | Forgivable (5 yr) | 80% AMI | 640 | Lower income, long-term stay |
| VA Loan | 0% down | No PMI | No limit | 620 | Veterans/active duty |
| USDA Rural | 0% down | Low PMI | 115% AMI | 640 | Hurricane/La Verkin (eligible zones) |
| Conventional 3% down | 3% down | PMI until 20% | No limit | 620 | Higher credit, no income cap |
| FHA 3.5% | 3.5% down | MIP for life | No limit | 580 | Lower credit, higher DTI |
What Dan Helps You Do
Confirm Fit
Review whether Utah Housing, REACH, or St. George programs match your timeline, budget, and home type.
Find New Builds
Compare new-construction and resale options in St. George and Washington County against your payment comfort and lender guidance.
Connect Lender
Help you prepare the right questions for a qualified lender so program terms, payments, and approval are verified at the source.
What to Ask Before You Pick a Lender
Dan can help you understand what to ask before a lender conversation. Exact loan approval, payment, rate, cash-to-close, and program fit must come from a qualified lender.
What payment is actually comfortable?
Ask for a payment range that includes principal, interest, taxes, insurance, PMI/MIP, HOA dues, and any special assessments.
What cash-to-close should I expect?
Have the lender separate down payment, closing costs, prepaid items, and any seller-credit or assistance assumptions.
Which programs are worth reviewing?
Ask whether Utah Housing, FHA, VA, USDA, conventional low-down-payment, or local assistance options may fit your situation.
Your St. George Buying Roadmap: 7 Steps
- 1
Get Pre-Approved (Local Lender Only)
Not pre-qualified — <strong>pre-approved</strong>. Full docs, credit pull, automated underwriting. Takes 24-48 hrs with lenders above.
- Ask for: "Loan Estimate" + "Pre-approval Letter" (not pre-qual)
- Verify: They've closed Utah Housing / VA / USDA in last 30 days
- Get: Rate lock options, buydown scenarios, closing cost breakdown
- 2
Define Your "Daily Life" Radius
Don't search by ZIP. Search by <strong>commute to I-15 corridor</strong> (jobs, hospitals, Costco, airport).
- 0-8 min: Washington Fields, Little Valley, Downtown
- 8-12 min: Bloomington, Entrada, Santa Clara
- 12-20 min: SunRiver, Ivins, Hurricane
- Test drive at 7:30 AM and 5:00 PM before deciding
- 3
Tour 5-7 Homes Across 2-3 Areas
Photos lie. You need to feel the neighborhood, hear the traffic, see the HOA maintenance.
- I send unedited walkthrough videos for every showing
- We compare: price/sqft, HOA, specials, schools, commute, risk
- New build? I walk the model + the actual lot + the CC&Rs
- 4
Write a Clean, Competitive Offer
St. George sellers expect: local lender letter, no weird contingencies, appraisal gap plan.
- Earnest money: 1% (standard), 2%+ signals strength
- Inspection: 7-10 days, ALWAYS include sewer scope ($300)
- Appraisal gap: Know your max cash coverage BEFORE offer day
- Closing date: 21-30 days (local lenders hit 21)
- 5
Inspection & Negotiation (The Real Value)
This is where buyers save $10K-30K. I know what's normal vs. negotiable in Washington County.
- Sewer scope: Orangeburg pipe in pre-1980 homes (Downtown, Santa Clara)
- Roof: 15-20 yr life in desert sun — budget $10-15K
- HVAC: 12-15 yr — $8-12K replacement
- Special assessments: I verify exact amount before you're committed
- 6
Appraisal & Final Loan Approval
Local appraisers know St. George nuances. Out-of-area appraisers kill deals.
- My lenders use local appraisal management companies only
- If low: gap coverage, renegotiate, or walk (with earnest money protected)
- Final docs: 3 days before close — review with me line by line
- 7
Close & Move In
Wire fraud is real. I verify wiring instructions by phone with title company.
- Final walkthrough: morning of closing
- Keys at recording (usually 2-4 PM)
- I stay in touch: 30-day, 90-day, 1-year check-ins
Free Buyer Tools Included With Your Game Plan
These tools are delivered through your First-Time Buyer Game Plan so Dan can tailor them to your budget, timeline, and preferred areas instead of sending you generic downloads.
📋
St. George Relocation Checklist
15-page PDF: neighborhoods, costs, schools, utilities, insurance, timeline.
Request With My Game Plan →💰
Real Payment Calculator
Google Sheet: plug in price, rate, program → true monthly with specials/HOA/insurance.
Request With My Game Plan →🏘️
Neighborhood Comparison Matrix
All 7 areas side-by-side: median price, $/sqft, HOA, specials, schools, commute, appreciation.
Request With My Game Plan →📝
Offer Strategy Template
Fill-in-the-blank: earnest money, inspection terms, appraisal gap, closing date, seller concessions.
Request With My Game Plan →Connect with Dan Stewart
Get the numbers before you shop.
Dan Stewart with The Finest Homes at Red Rock Real Estate can help you understand the buyer-side process, compare local areas, and identify the right lender questions for exact program terms.
Phone: 435-862-3242
Email: washingtoncountyproperties@gmail.com
Serving: St. George and greater Washington County, Utah
Free Local Game Plan
Get Your First-Time Buyer Game Plan
Answer a few quick questions. Dan will help you understand whether buying this year is realistic, what questions to ask a lender, and what your next step should be.
Quick Eligibility Check
Utah resident
First-time buyer under the program definition
Buying new construction or a newly built Utah home
Purchase price generally within program limits
Working with a Utah Housing participating lender
Think you may fit? Submit the form and Dan will help you verify the next step with a participating lender.
Understand the Program Before You Shop
$20K
Utah Housing Assist
$10K
St. George Loan
$35K
Potential Combined (with REACH)
$5K
REACH Grant (Fall 2026)
Dan helps first-time buyers understand the steps, confirm lender requirements, and find eligible new-construction options in Southern Utah.
Common Questions
First-Time Buyer FAQs
The questions we hear most from first-time buyers exploring Utah Housing assistance.
What first-time buyer programs exist in Utah (Washington County)?
Utah Housing Corporation offers down-payment assistance up to $20,000 (not an outright grant) for eligible buyers purchasing new construction in Washington County. Requirements: hasn't owned a home in 3 years, 1-year Utah residency, 620+ credit score, income limits apply. The REACH Foundation also offers a $5,000 true grant (no repayment) for Washington County buyers — applications Feb 1–Mar 1, 2026 (CLOSED); next round anticipated fall 2026. Contact a Utah Housing participating lender for current availability.
What is the Utah First-Time Homebuyer Assistance Program (S.B. 240)?
Signed into law in 2024, this state-funded program provides up to $20,000 in 0% interest, deferred-payment assistance for eligible first-time buyers purchasing new-construction homes priced at or below $450,000. The $50M appropriation serves roughly 2,500 buyers. Funds are repaid on sale or refinance, not monthly.
Can I combine the state $20K program with the St. George city $10K program?
Yes, the Utah Housing $20K assistance can be layered with the City of St. George zero-interest/zero-payment loan (up to $10K, administered by Five County AOG via nodownutah.com) for buyers in Washington County. Both require a participating lender. Combined assistance may reach $30K for eligible new-construction purchases without REACH.
Does the Utah Housing $20K assistance require monthly payments?
No. The FTHB assistance from Utah Housing is 0% interest with $0 monthly payment. It is repaid in full when you sell the home, refinance, or otherwise trigger repayment under the program terms. It is not an outright grant.
What homes qualify for the Utah first-time buyer assistance?
Only new-construction homes in Utah that have never been lived in, with a purchase price at or below $450,000. Existing homes, resale properties, and homes over the price cap do not qualify for this specific program. Other UHC DPA programs (up to 6% / $27,500) may apply to resale homes.
Do I have to be a first-time buyer in the traditional sense?
The program defines 'first-time buyer' as someone who has not owned a principal residence in the last 3 years. This means former homeowners may qualify if it's been 3+ years since their last ownership. You must also have 1 year of Utah residency.
What credit score do I need for Utah Housing programs?
Utah Housing programs typically require a minimum 620 credit score, though exact requirements vary by lender and loan type (FHA, VA, conventional). A participating lender can confirm your specific eligibility and any compensating factors.
How do I find a Utah Housing participating lender?
Dan Stewart (The Finest Homes @ Red Rock Real Estate) can connect you with vetted Utah Housing participating lenders who know the FTHB and DPA programs. Using a participating lender is required for these programs — not all lenders offer them.
What is the St. George city $10K down payment program?
The City of St. George administers a HUD-funded zero-interest, zero-payment loan up to $10,000 for eligible buyers in Washington County, managed by Five County Association of Governments. Details at nodownutah.com/washington. This can layer with the state $20K program.
Can I use these programs for an investment property or vacation home?
No. Both the Utah Housing FTHB program and the St. George city program require the home to be your primary residence. Investment properties, second homes, and short-term rentals are explicitly excluded.
What happens if I sell or refinance before paying off the assistance?
The Utah Housing FTHB assistance becomes due in full upon sale, refinance, transfer of title, or if the home ceases to be your primary residence. The St. George city loan has similar terms. This is not a grant — it is deferred repayment.
Are there income limits for Utah Housing first-time buyer programs?
Yes. Income limits apply and vary by household size and county. For Washington County, the limits are updated annually by Utah Housing Corporation. A participating lender will verify your household income against current limits during pre-qualification.
How long does it take to get approved for Utah Housing assistance?
The assistance approval runs parallel to your mortgage underwriting. Once you're under contract on an eligible new-construction home, your participating lender submits the assistance request to Utah Housing. Typical timeline: 7–14 business days, depending on lender and program volume.
What is the REACH Foundation Open Door Grant for Washington County?
The Washington County Board of Realtors REACH Foundation offers a $5,000 true grant (no repayment, no lien) for down payment or closing costs. Requirements: buy in Washington County, owner-occupied, credit 640+, pre-qualified with lender, close within 12 months, use a REALTOR®. Applications: Feb 1–Mar 1, 2026 (CLOSED); next round anticipated fall 2026. Funds sent to title company at closing. Source: washingtoncountyrealtors.com/reach/
Can I combine the REACH $5K grant with Utah Housing $20K and St. George $10K programs?
Yes. The REACH Open Door Grant is a true grant (not a loan) and can layer with the Utah Housing FTHB $20K deferred loan and the St. George city $10K zero-interest loan. All three require a participating lender and REALTOR® representation. Combined assistance may reach $35K for eligible new-construction purchases in Washington County when REACH applications are open.
Have a question not answered here? Request your free eligibility check
Dan Stewart, The Finest Homes at Red Rock Real Estate LLC. Licensed Utah real estate sales agent. Office: Red Rock Real Estate, 90 E 100 S #100, St. George, UT 84770. Information is for general educational purposes and is not lending, legal, or tax advice. Loan programs, rates, payments, eligibility, and assistance options must be verified with a qualified lender and current program guidelines.