Home Equity Loans and Lines of Credit in Utah
Written by Bill Lyons, NMLS #358687 | Reviewed by Cody Unger, NMLS# 1295308
Updated: October 29, 2026
Turn your Utah home’s equity into cash without giving up your current mortgage rate. Whether you need one lump sum or a line you draw from over time, Griffin Funding gives homeowners flexible ways to borrow against what they’ve already built.
- Turn home equity into cash for renovations, debt payoff, or anything else
- Revolving line or lump sum, whichever fits your needs
- Soft credit pull on every program
- Digital HELOCs with pre-approval in as little as 5 minutes and no appraisal or title fees
- Borrow up to $1 million, depending on the program
- Credit scores from 600
- Investors can qualify on rental income (DSCR)
- Flexible home equity programs available
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Effortless Digital Mortgage PlatformUsing Your Home Equity in Utah
For many Utah homeowners, their home represents one of their largest sources of accumulated wealth. According to Zillow, Utah’s typical home value was $532,920 as of September 2026, and home prices statewide have increased about 24.04% over the past five years, according to the FHFA House Price Index (FHFA HPI).
Homeowners across Utah have seen different levels of appreciation depending on where they live, ranging from 29.57% in the St. George metropolitan area to 38.12% in the Logan metropolitan area, which extends into Idaho, per FHFA HPI. These differences determine how much equity homeowners have accumulated and how much they can borrow through a home equity loan or home equity line of credit. This guide covers how home equity borrowing works specifically in Utah; for the national overview, see our home equity loans and lines of credit hub.
Sources: Zillow home value data through September 2026 and Federal Housing Finance Agency House Price Index data for 2026Q2, released in August 2026.
Griffin Funding’s Home Equity Options in Utah
Learn more about each program on our HELOC, fixed-rate HELOC, and home equity loan pages.
Griffin Funding offers four ways to borrow against your home equity in Utah. Two are fully digital and fund in days. Two are traditional programs that go upOn Utah’s typical home, worth about $532,920, borrowing up to 90% of the home’s value means total debt on the property can reach roughly $480,000; a homeowner who owes half the home’s value could access around $213,000. Every program starts with a soft credit pull, so you can see your offers without touching your credit score, and none of them carries a prepayment penalty when you qualify with your own income.
Digital Variable-Rate HELOCVariable rate · $25,000 to $750,000 · funds in days
Digital Fixed-Rate HELOCFixed rate · $25,000 to $750,000 · 5-minute pre-approval
Traditional HELOCVariable rate · $50,000 to $1,000,000 · alt doc friendly
Fixed-Rate HELOANFixed rate · $50,000 to $1,000,000 · one lump sum
Every program: soft credit pull to see your pre-approval and offers; a hard pull happens only after you accept. No prepayment penalty when you qualify with your own income; the DSCR HELOC has none, and the DSCR HELOAN offers options with or without one (see the investor section below).
“Max borrowing” is combined loan-to-value (CLTV): your existing mortgage plus the new loan, as a share of your home’s value. Maximums step down at lower credit scores. Variable rates are indexed to the WSJ Prime Rate plus a margin. Loans above the no-appraisal thresholds require a full appraisal; digital fixed-rate HELOCs from $400,000 to $750,000 also require a 760+ credit score. On the digital variable-rate HELOC, amounts above $500,000 are for primary homes only; on the HELOAN, amounts above $750,000 are for primary homes only. Figures reflect Griffin Funding’s standard home equity programs as of August 2026 and are subject to change. Actual amounts, rates, and terms depend on your credit profile, property type, income documentation, and available equity. This is not a loan offer or a guarantee of approval.
Home Equity Options for Utah Real Estate Investors
Investors who document income can borrow up to 90% of a Utah investment property’s value through the digital variable-rate HELOC with a 720+ credit score. If you’d rather not share personal income documents at all, Griffin Funding offers DSCR versions of both products that qualify on the property’s rent instead:
DSCR HELOC: A line of credit on an investment property that qualifies when the rent covers at least 110% of the payment. Lines from $100,000 to $500,000, with credit scores starting at 720, at up to 70% of the property’s value, with no personal income documents, no cash reserves required, and no prepayment penalty.
DSCR HELOAN: A fixed-rate lump sum from $100,000 to $500,000 at up to 80% of the property’s value with a 720+ credit score (credit scores start at 680), qualifying when the rent covers the full payment. LLCs and corporations can borrow with a personal guaranty, so you don’t have to move the property out of your entity to close. The DSCR HELOAN comes with or without a prepayment penalty: penalty options step down over one to five years and typically carry better pricing, and no-penalty options are available if you plan to pay off or refinance early.
A cash-out refinance is another option if you’re considering changing your existing mortgage while accessing some of your home equity. Unlike a HELOC or home equity loan, a cash-out refinance replaces your existing mortgage with a new loan and provides the difference in cash.
Griffin Funding offers cash-out refinancing for eligible homeowners. And if you’re buying rather than tapping, a piggyback loan uses a HELOC or HELOAN at purchase to avoid PMI or jumbo pricing.
How Much Can You Borrow With HELOCs and HELOANs in Utah?
Equity is the gap between your home’s current market value and what you still owe on the mortgage, and it’s what a HELOC or home equity loan borrows against.
How much of it you can borrow depends on the program and your credit score. At the top end, Griffin Funding lets you borrow until your total debt on the property reaches 90% of its value. With a 720+ credit score, the digital variable-rate HELOC offers that 90% ceiling on primary homes, second homes, and investment properties alike (investment properties require full income documentation). Other programs cap out at 70% to 90%, so the same house can support very different loan amounts depending on which product fits you.
Here’s what that looks like in practice. Say your Utah home is worth $550,000 and you owe $275,000. At 90%, your total debt can reach $495,000, which leaves up to $220,000 you could borrow. At 70%, the ceiling is $385,000, so the available amount drops to $110,000. Same house, same mortgage, double the difference.
If you own your Utah home free and clear, there is no existing mortgage balance to subtract from your borrowing limit. A first-lien HELOC takes the primary lien position and serves as the only loan on the property. You can borrow up to the program’s full CLTV limit, subject to the program’s loan limits.
How much equity can you actually access in Utah’s housing markets? The table below shows the typical home value and the estimated cash available at 70%, 80%, and 90% combined loan-to-value (CLTV). Figures assume an existing mortgage balance of 50% of current home value, so your actual accessible equity may differ.
You may qualify for more than shown. These figures assume a mortgage balance equal to 50% of your home’s value. If you owe less, your accessible equity is higher. A Salt Lake City homeowner with a $558,850 home who owes $170,000 could access about $333,000 at 90% CLTV, well above any program minimum.
2026 HELOC and HELOAN Rates in Utah
As a direct-to-consumer lender, Griffin Funding keeps its home equity pricing competitive. Where your rate lands depends on credit score, available equity, and the home equity program you choose. Griffin Funding’s HELOC variable programs track WSJ Prime plus a margin; the fixed-rate HELOC and HELOAN lock at closing.
What Do You Need to Qualify for Home Equity Programs in Utah?
Qualifying comes down to five things: how much equity you’re keeping, how you document income, your credit score, your payment history, and your debt load.
- Equity value: With a credit score of 720 or higher, the digital variable-rate HELOC allows you to borrow up to 90% of your property’s value, including your existing mortgage balance. This 90% combined loan-to-value limit applies to qualifying primary residences, second homes, and investment properties (investment properties require full income documentation). Other programs allow 70% to 90% CLTV. Learn more about home equity loan limits and how much equity you can borrow.
- Stable income: Eligible self-employed borrowers can use 12 to 24 months (HELOC) or 12 months (HELOAN) of bank statements instead of tax returns. Real estate investors can qualify using the property’s rental income through a DSCR HELOC or DSCR HELOAN.
- Minimum credit: Griffin Funding offers certain home equity options for credit scores starting at 600, although many programs require higher scores. Traditional HELOCs and home equity loans require a minimum credit score of 660.
- Payment history: Lenders review recent mortgage and housing-payment history. The required lookback period and treatment of late payments vary by program.
- Debt-to-income ratio: Certain Griffin Funding HELOC programs may permit a debt-to-income ratio as high as 50%, depending on the program and the strength of the overall application.
Utah-Specific Home Equity Considerations
Utah does not impose a statewide cap on home equity borrowing. Most deeds of trust use nonjudicial foreclosure, and borrowers have no right to redeem the property after a trustee’s sale.
Utah Home Equity Loans and Lines of Credit Closing Costs
Your loan program determines how you close. Utah permits remote online notarization through approved platforms. Digital HELOCs use remote notarization when the lender, title company, and recording process support an electronic closing. Traditional HELOCs and home equity loans use the closing method required by the lender and title company, including in-person signing when required.
A deed of trust must meet Utah recording requirements, including the applicable acknowledgment and property information. Kane County’s recording checklist outlines its recording requirements, and electronic documents must satisfy Utah’s electronic-recording standards. Your closing agent prepares the documents for recording in the county where the property is located.
For a qualifying HELOC or home equity loan secured by your primary residence, federal law gives you three business days to cancel the transaction after receiving the required disclosures and rescission notice. This right of rescission does not apply to second homes or investment properties.
Closing costs include applicable lender, title, appraisal or valuation, notary, and county recording charges. Griffin Funding’s digital HELOCs have no appraisal or title fees within program limits: up to $500,000 for the digital variable-rate HELOC and up to $400,000 for the digital fixed-rate HELOC. Other programs include these costs when required. Recording fees vary by county. Utah County charges $40 per instrument, while Kane County charges $45 per instrument, effective May 6, 2026. Both counties charge $2 for each additional property description beyond 10. Check your county’s current recording fee and your loan disclosures for the other costs that apply to your transaction.
Read our guide for a full breakdown of HELOC closing costs.
Utah Foreclosure Process
Utah allows a deed of trust to be foreclosed nonjudicially, meaning the trustee can sell the property without a court lawsuit. Under Utah Code § 57-1-24, at least three months must pass after the notice of default is recorded before the trustee gives notice of sale. During that three-month period, Utah Code § 57-1-31 generally allows the borrower or another eligible party to cure the default by paying the overdue amounts and permitted costs, which reinstates the obligation as though the default had not occurred. The sale-notice rules include posting at least 20 days before the scheduled sale, along with other publication and notice requirements.
The process can take longer when additional protections or delays apply. After a trustee’s sale, there is no right of redemption, so you cannot rely on a later opportunity to reclaim the property. Contact your servicer promptly if payments become difficult.
Utah Property Tax Reassessment
Opening a HELOC or HELOAN does not itself change ownership or create a separate property-tax reassessment event. Utah assessors update property values annually using market conditions as of January 1, so your assessed value can change whether or not you borrow. A qualifying primary residence receives a 45% residential exemption, leaving 55% of its market value subject to property tax. The exemption covers the qualifying home and up to one acre of land; confirm eligibility with your county assessor.
Utah’s homestead exemption is different: it protects some equity from certain judgment creditors, rather than reducing the property-tax bill. It does not block enforcement of a lien you voluntarily grant by contract. A HELOC or HELOAN therefore puts the pledged home at risk if you default, even when a homestead exemption applies.
Utah Rules on Spousal Consent for Home Equity Financing Programs
Utah is not a community property state, but the state’s homestead rules can still affect a married homeowner’s ability to pledge a primary residence as collateral. Under Utah Code § 78B-5-504, property that includes a homestead generally cannot be conveyed or subjected to a security interest or contract unless both spouses join in the document.
When the property includes a Utah homestead, a nonborrowing spouse generally must join in the deed of trust or another security document so the lender can create an enforceable lien. Signing only the deed of trust doesn’t make your spouse liable on the loan: federal Regulation B generally prevents a creditor from requiring the spouse to sign the note when signing the security instrument is enough to make the property available.
Apply for a Home Equity Loan or HELOC in Utah
Griffin Funding lends throughout Utah, including Salt Lake City, Provo, Ogden, Logan, St. George, and Park City. Use your home equity to renovate, invest, consolidate debt, or build a financial cushion while keeping your existing first mortgage in place with a second-lien HELOC or HELOAN. Check your options in minutes with a soft credit pull that does not affect your credit score.
Reach out to a Utah loan officer to compare programs, or get started online today.
Reach out to a Utah loan officer to compare programs, or get started online today.
- Cody Unger, Griffin Funding Utah Loan Officer | NMLS# 1295308
- Joe Yaeger, Griffin Funding Utah Loan Officer | NMLS# 209681
- Meagan Scheiwe, Griffin Funding Utah Loan Officer | NMLS# 1799239
- Ryne Sweeney, Griffin Funding Utah Loan Officer | NMLS# 2415016
Griffin Funding Home Equity Financing: Where We Lend
Open the list below for local home equity guidelines, draw and repayment terms, and rate guidance from a loan officer licensed in your market.
Not sure if we lend in your state? Request a quick quote and a licensed loan officer will confirm home equity availability in your area.
Frequently Asked Questions
How much does a HELOC or HELOAN cost to close in Utah, and can I close it early without a penalty?
With Griffin Funding, there is no prepayment penalty on home equity programs where you qualify using your own income. DSCR HELOCs also have no prepayment penalty. DSCR HELOANs come with or without a prepayment penalty; options with a penalty typically carry better pricing. Most HELOCs and HELOANs have closing costs that cover expenses such as an appraisal or property valuation, title services, lender charges, notary or settlement services, and recording fees. HELOC closing costs range from $500 to $5,000, or approximately 2% to 5% of the credit line. HELOAN closing costs fall within a similar range because they involve many of the same underwriting and closing expenses.
In Utah, county recording fees for the deed of trust add to your total closing costs. The amount depends on the county and the documents recorded, including additional charges for certain property descriptions.
Some lenders offer no-closing-cost HELOCs that eliminate certain upfront expenses, but lenders recover those costs through a higher interest rate or an early-closure charge. Review your loan disclosures for the specific costs and terms that apply to your loan. Get the full picture in our guide to HELOC closing costs.
Can I get a HELOC or HELOAN on an investment property or second home in Utah?
Yes. Griffin Funding offers HELOCs and HELOANs on primary residences, second homes, and investment properties in Utah. Under Griffin Funding’s digital variable-rate HELOC guidelines, borrowers with a credit score of 720 or higher can access up to 90% combined loan-to-value (CLTV) on primary residences, second homes, and investment properties. Investment properties require full income documentation. Other programs allow 70% to 90%, based on the product and credit score. Borrowing limits depend on the loan program, credit score, loan amount, income documentation, occupancy, and overall financial profile.
Real estate investors can also qualify without documenting personal income by using the property’s rental income through a DSCR HELOC or DSCR HELOAN.
What credit score do I need for a HELOC in Utah?
600. The minimum credit score for a Griffin Funding HELOC in Utah depends on the loan program, property type, requested credit-line amount, and combined loan-to-value (CLTV) ratio. Griffin Funding offers home equity options for credit scores starting at 600. Our digital HELOCs require a minimum score of 600, and traditional HELOCs and home equity loans start at 660.
Higher credit scores provide access to larger credit lines, higher CLTV limits, and more favorable interest rates. Borrowers with scores of 720 or higher can access up to 90% CLTV through Griffin Funding’s digital variable-rate HELOC on primary residences, second homes, and investment properties, subject to program requirements. Griffin Funding’s digital prequalification process uses a soft credit inquiry that doesn’t affect your credit score. A hard credit inquiry is required during the formal application or underwriting process.
Can I cancel my HELOC or home equity loan after closing in Utah?
Yes, if the loan is secured by your primary residence. Federal law generally gives you three business days to cancel without penalty after the latest of closing, receipt of the required loan disclosures, or receipt of notice of your right to cancel. This right does not apply to second homes or investment properties, and the cancellation period can extend if the lender fails to provide the required disclosures or notices. If you face a bona fide personal financial emergency, you can request to waive the three-day waiting period by providing a dated, written statement describing the emergency and specifically waiving the right to cancel, signed by everyone entitled to rescind. You cannot use a preprinted form for the waiver request.
Can I qualify for home equity financing if I’m self-employed?
Yes. Griffin Funding allows self-employed borrowers, freelancers, and small-business owners to qualify for HELOCs and HELOANs using 12 to 24 months (HELOC) or 12 months (HELOAN) of bank statements instead of W-2s, tax returns, or pay stubs. This approach uses bank-statement deposits to document income rather than tax returns.
Griffin Funding accepts bank-statement documentation for HELOCs on primary residences, second homes, and investment properties, as well as HELOANs on eligible properties in Utah. Loan amounts and occupancy limits vary by program, with loan amounts up to $1,000,000 on primary residences and up to $750,000 on second homes and investment properties. Learn more about home equity loans and lines of credit and bank-statement loan options.
Can I get a HELOC or HELOAN after bankruptcy?
Yes, after a four-year waiting period. Griffin Funding’s home equity programs require four years from the bankruptcy discharge or dismissal date. Once the four-year period has passed, Griffin Funding may consider your HELOC or HELOAN application as long as you’ve maintained a positive credit history, made your mortgage payments on time, and meet the program’s underwriting requirements.
If you’re still within the four-year waiting period, Griffin Funding offers recent credit event loans for borrowers recovering from bankruptcy, foreclosure, or another major credit event. These mortgage programs have different eligibility requirements and loan structures than traditional HELOCs and HELOANs, providing an alternative financing option before the four-year period ends.
Can I get a HELOC or home equity loan on a Utah investment property owned by an LLC?
Yes. Griffin Funding offers DSCR home equity loans for Utah investment properties titled in an LLC or corporation, allowing the property to remain in the entity’s name. Qualification is based primarily on the property’s rental income and debt-service coverage rather than personal employment income, eliminating the need for personal tax returns, W-2s, pay stubs, or personal debt-to-income calculations.
The fixed-rate DSCR home equity loan provides $100,000 to $500,000 as a lump sum, requires a minimum credit score of 680 and a DSCR of at least 1.0, and allows up to 80% combined loan-to-value (CLTV) for borrowers with credit scores of 720 or higher.
Griffin Funding also offers a DSCR HELOC for LLC-owned investment properties. This revolving credit line has separate credit score, DSCR, CLTV, and prepayment requirements. Entity, ownership, guaranty, title, and underwriting requirements apply to both programs.
Transferring a property out of an LLC or corporation to obtain financing can affect its title, insurance, taxes, liability protection, existing mortgage, and operating agreement. Confirm the financing structure with Griffin Funding, your title provider, insurer, and legal or tax adviser before changing ownership.