Who Writes This Site
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
A lender's site about one problem: how a Utah homeowner buys the next house before the current one sells.
What this site is for
One question, worked properly. How does a Utah homeowner fund the next purchase before the current home sells, and which of the three available structures costs least given Utah's own rules.
That last part is why this is a Utah site and not a generic one. Utah Code 59-2-103 gives residential property a 45% exemption limited to one primary residence per household, with an exception for a tenant's primary residence. That single statute changes which structure wins here, and it does not apply anywhere else.
Where our work stops
We originate loans. We do not write, review or advise on purchase contracts, and nothing here tells anyone what to put in an offer. Your real estate agent handles the contract and its dates. A Utah attorney handles legal questions. Your CPA or your county assessor handles the tax treatment. We handle the money.
That boundary is deliberate and we hold it even where it would be easier not to.
How figures get on these pages
Every dollar amount and percentage traces to a primary source, recorded with the date it was verified. Statutes are read at le.utah.gov and cited by section. Loan limits come from the FHFA county file. Agency rules come from the Fannie Mae Selling Guide, cited by section and date. Market values come from Zillow's published research series with the data month attached.
Where a figure moves, it carries an as-of date on the page. Where we cannot verify something, it does not appear.
Talking to us
Call (480) 296-6513 or use the contact page. Our team reaches out shortly. No obligation, and no pressure to move faster than your situation warrants.
Start with the Utah guide or the three structures.
Frequently asked questions
Who runs this site?
Mike Certo, NMLS #260555, Branch Manager at Cornerstone First Mortgage, NMLS #173855. The site covers buy-before-you-sell financing for Utah homeowners, statewide.
Is anything on this site legal or real estate advice?
No. It covers mortgage financing only. Purchase contracts, addenda and deadlines are handled by your real estate agent, legal questions by a Utah attorney, and property tax treatment by your CPA or your county assessor.
Where do the figures on this site come from?
Primary sources, each with a verification date. Utah statutes are read at le.utah.gov and cited by section, loan limits come from the FHFA county limit file, agency rules from the Fannie Mae Selling Guide cited by section and date, and market values from Zillow's published research series with the data month shown.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal, tax, or real estate advice. Utah's residential exemption is administered county by county under Utah Code 59-2-103.5, and eligibility depends on your facts; your county assessor, your CPA or a Utah attorney, and your real estate agent each handle their own part. Loans are subject to borrower and property qualification.