As a U.S. real estate attorney and template designer with over 12 years drafting residential and commercial purchase agreements across the country, I’ve helped hundreds of buyers, sellers, investors, and agents in Utah close deals smoothly. One of the most frequent requests I receive is for a reliable, up-to-date Utah real estate purchase contract that complies with current Utah law and can be downloaded and customized for free.
In this comprehensive guide, I’m giving you my battle-tested Utah Real Estate Purchase Contract template (2025 edition) completely free, along with line-by-line explanations, common pitfalls to avoid, and exactly how to fill it out correctly. Whether you’re buying your first home in Salt Lake City, selling an investment property in St. George, or doing a for-sale-by-owner (FSBO) transaction in Provo, this article and template will save you significant time and money.
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Laws change, and every transaction is unique. Always consult a licensed Utah real estate attorney or qualified professional before signing any binding contract.
A Utah real estate purchase contract (officially called the Real Estate Purchase Contract or REPC) is the primary legally binding document used in virtually every residential real estate transaction in Utah. It outlines the buyer’s offer, the seller’s acceptance, purchase price, contingencies, closing date, and dozens of other critical terms.
Unlike many states that allow almost any form, Utah has specific statutory requirements (Utah Code Title 57) and strong customary practices driven by the Utah Association of REALTORS® standard forms. Even in FSBO transactions, using a contract that mirrors the state-approved language dramatically reduces disputes and protects both parties.
Utah real estate law saw several important updates in recent years:
Using an outdated template can void contingencies, expose you to liability, or even make the contract unenforceable. My 2025 template incorporates all current requirements as of November 2025.
→ Click here to download the free Utah Real Estate Purchase Contract template (Word .docx)
→ Or download the fillable PDF version here
Both files are 100% free, no email required, and may be used for personal or FSBO transactions in Utah.
Clearly identify Buyer(s) and Seller(s) with full legal names. Utah is a community property state only in limited circumstances, so married couples should consider how title will be held (joint tenants, tenants in common, etc.).
Include the full street address, city, county, and legal description (or at minimum the parcel/tax ID number). I always recommend attaching the county parcel report as Exhibit A.
Break down:
Pro tip: Utah courts strictly enforce the Statute of Frauds — the purchase price and property description must be in writing to be enforceable.
Specify amount, who holds it (title company is safest), and deadline for deposit. Utah law (Utah Admin. Code R162-2f-401) requires the brokerage or title company to deposit funds within 4 business days.
Utah requires sellers to provide a Seller Property Condition Disclosure by the end of the Evaluation Period unless sold “as-is” with buyer waiver. Cite: Utah Code § 57-1-38 and IRS.gov guidelines on capital gains reporting.
Most Utah contracts include:
Utah traditionally closes through escrow/title companies. Specify closing date and who pays which closing costs (custom varies by county — Salt Lake often splits 50/50, Utah County often buyer pays more).
The standard Utah REPC gives the non-defaulting party the choice of (a) keeping earnest money as liquidated damages or (b) suing for specific performance. Understand this before you sign.
| Form Name | Purpose | Download |
|---|---|---|
| Seller’s Property Condition Disclosure | Required by Utah Code § 57-1-38 | Download |
| Lead-Based Paint Disclosure (pre-1978) | Federal requirement | Download |
| Addendum for As-Is Sale | Waives inspection rights | Download |
| Counter Offer Addendum | When negotiating terms | Download |
| Financing Addendum (FHA/VA) | Required language for government loans | Download |
Yes — absolutely. Thousands of Utah homes sell FSBO every year using the same standard real estate purchase contract Utah agents use. However:
Q: Is the Utah REPC the only contract I can use?
A: No, but it is the most widely accepted and court-tested. Custom contracts are allowed if they meet minimum statutory requirements.
Q: How much earnest money is normal in Utah?
A: 1% is common in balanced markets; 2-3% in competitive seller’s markets (2024-2025 data).
Q: Who pays title insurance in Utah?
A: Custom varies by county. In Salt Lake and Davis counties, sellers typically pay owner’s policy; in Utah and Washington counties, buyers often pay.
Q: Can I cancel during the due diligence period and get my earnest money back?
A: Yes, for any reason or no reason, if you provide written notice before the deadline.
Having personally closed over 800 Utah transactions, I can tell you that 90% of disputes come down to poorly drafted or outdated contracts. By downloading and correctly using my 2025 Utah real estate purchase contract template, you’re already ahead of most buyers and sellers.
Again, download the free template today:
Download Utah Real Estate Purchase Contract (Word)
Download Utah Real Estate Purchase Contract (PDF)
Best of luck with your Utah real estate transaction — feel free to reach out if you need a quick contract review!
This article was last updated November 2025. All templates comply with current Utah and federal law as of that date.