The headline price is not the number that matters. This is every line item that comes out between contract and closing, plus a calculator that tells you what lands in your account.
There's no state or county real estate transfer tax on a residential sale here. In Washington that line alone can exceed one percent of the price.
Owner's title insurance is also customarily buyer-paid in Utah, which reverses the convention in much of the country. Both items are negotiable, so read your contract rather than the internet.
The variable that surprises people is buyer concessions. Closing-cost credits and rate buy-downs are negotiated often enough that you should model them before you set a list price, not after an offer arrives.
| Line item | Who typically pays in Utah | Typical range |
|---|---|---|
| Listing side fee Negotiated. No standard rate exists. | Seller | Negotiated |
| Buyer agent compensation Separately negotiated since the 2024 rule changes. Not required. | Negotiated | Negotiated |
| Buyer concessions Closing cost credit or interest rate buy-down. | Seller | 0–3% |
| Prorated property tax Utah bills for the calendar year, due Nov 30. Paid in arrears. | Seller, through closing date | Varies by month |
| Title & settlement fees Escrow fee, wire, courier, document prep. | Commonly split | $400–$1,200 |
| Owner's title insurance Utah convention differs from most states. | Commonly buyer | Negotiable |
| Recording fees | Seller (release of lien) | $40–$100 |
| HOA transfer & document fees Red Ledges, Tuhaye, Swiss Oaks and similar run higher. | Usually seller | $150–$1,500+ |
| Pre-list prep & negotiated repairs | Seller | $0–$25,000+ |
| Mortgage payoff & per-diem interest | Seller | Your balance |
| State transfer tax | — | $0 in Utah |
Ranges are typical, not guaranteed. Fee schedules vary by title company and every line above is negotiable in the contract.
Change any field. The defaults use Wasatch County tax rates; the concession figure is a placeholder, not a market average — set it to whatever your situation warrants.
Utah defaults, editable. Nothing is sent anywhere — this runs in your browser.
Estimate only. Actual figures depend on your contract, your payoff statement, your title company's fee schedule, and your closing date. Utah charges no state real estate transfer tax. Owner's title insurance is customarily buyer-paid in Utah but is negotiable. This is not legal, tax, or financial advice — confirm capital gains treatment with your CPA.
Sellers set a list price, then discover the concession. Run net proceeds at three prices first. Sometimes the lower list price with no concession nets more and closes faster.
Utah taxes are paid in arrears. A December closing carries nearly a full year of prorated tax; a February closing carries almost none. On a large home that gap is real money.
Some prep returns more than it costs and some is a gift to the buyer. The pre-list walkthrough exists to separate them, which is why the repair triage is in the Equity Analysis.
No. Utah does not charge a state or county real estate transfer tax on residential sales. That is one of the few places Utah sellers come out ahead of sellers in states like Washington or New York, where transfer tax alone can run over one percent of the sale price.
Outside of commission, seller closing costs in Utah commonly land somewhere in the range of one to three percent of the sale price. The main line items are title and settlement fees, recording, prorated property taxes, HOA transfer and document fees, and any concessions negotiated with the buyer. Your actual figure depends on your payoff, your closing date, and what gets negotiated.
In Utah it is more common for the buyer to pay the owner's title policy, unlike many states where the seller customarily covers it. It is negotiable and varies by transaction and by title company, so confirm it in your specific contract rather than assuming.
Utah property taxes are billed for the calendar year and due November 30, which means they are paid in arrears. At closing you credit the buyer for the portion of the year you owned the home. Sell in September and you owe roughly nine months of that year's tax bill; sell in February and you owe about two.
There is no standard rate and there never legally was one. Since the 2024 changes to how buyer-broker compensation is handled, the listing fee and any compensation offered to a buyer's agent are negotiated separately and stated in writing. Both are inputs in the calculator above so you can model whatever structure you are actually considering.
Buyer concessions. Closing cost credits and rate buy-downs are a common negotiating item. A two percent concession on a million dollar sale is twenty thousand dollars that never appears in the headline price. Model it before you set your list price, not after you get the offer.
Possibly not, if it has been your primary residence for at least two of the last five years, under the federal exclusion. Second homes and investment property are treated differently, and a 1031 exchange may be relevant for the latter. This is a question for your CPA, not your Realtor, and nothing here is tax advice.
Averages get you close. Your actual payoff, your submarket's current concession norm, and your HOA's fee schedule get you the number you can plan around.
Send the address and I'll model it properly, alongside the comps that set the price in the first place.