Where Utah's Jumbo Line Falls, County by County
Program and regulatory figures verified September 25, 2026. Details change; confirm your scenario with us.
A twenty-five mile drive up Parleys Canyon changes your conforming ceiling by $317,250. That is the first number to check on a Utah move-up, ahead of the ratio.
The 2026 limits
From the FHFA 2026 county limit file, one-unit:
| County | One-unit limit | Note |
|---|---|---|
| Summit | $1,150,000 | Park City. CBSA 25720 |
| Wasatch | $1,150,000 | Heber. CBSA 25720. Two-unit $1,472,250 |
| Wayne | $997,050 | |
| Grand | $839,500 | Moab |
| Salt Lake | $832,750 | Baseline |
| Utah | $832,750 | Provo, Orem, Lehi. Baseline |
| Davis, Weber | $832,750 | Baseline |
| Washington | $832,750 | St. George. Baseline |
| Cache, Tooele, Box Elder, Iron, Morgan, Juab | $832,750 | Baseline |
The Heber problem
Wasatch County's ceiling is $1,150,000. Zillow put Heber's typical home value at $1,151,512 in August 2026. The typical home in that market sits about $1,500 above the conforming line.
That is not a detail for high-end buyers. It means the median transaction in Heber is a jumbo transaction, and a buy-before-you-sell structure built on conforming assumptions will not survive contact with it. Heber also rose 3.7% year over year, so the gap is widening rather than closing.
What changes above the line
Jumbo guidelines are set by individual investors rather than by Fannie Mae, so specifics vary. Three patterns hold consistently enough to plan around:
- Deeper reserves. Jumbo files ask for more months of reserves, and a departing residence adds its own requirement on top.
- Tighter treatment of the departing payment. The conforming rental-offset path in B3-3.8-05 is an agency rule. Jumbo investors set their own, and some will not remove a departing payment without the sale actually closing.
- More documentation of the exit. How and when the departing home is expected to sell gets underwritten rather than assumed.
The practical consequence for Summit and Wasatch buyers: carrying both payments is often the structure that works, because it does not depend on an investor accepting a rental offset. See the structures page.
The exemption still applies
Utah's 45% residential exemption is not a function of loan size. A Park City or Heber departing residence loses its exemption while vacant under Utah Code 59-2-103(6)(a) and keeps it as a tenant's primary residence under (6)(b)(ii), exactly as anywhere else in Utah. On values above a million dollars the tax difference is correspondingly larger, which makes the rental route more interesting at the top of the market rather than less. See the tenant exception page.
Also note the one-acre cap in 59-2-103(5). Mountain parcels frequently exceed an acre, and land above that is assessed without the reduction.
Local detail on the Park City and Heber page, and the wider data on the move-up market page.
Frequently asked questions
What is the conforming loan limit in Summit County, Utah for 2026?
$1,150,000 on one unit and $1,472,250 on two units. Wasatch County carries the same limits; both counties sit in CBSA 25720. That is $317,250 above the $832,750 baseline that applies in Salt Lake County.
Is a typical Heber home purchase a jumbo loan?
At the typical value, yes. Zillow put Heber's typical home value at $1,151,512 in August 2026 against a Wasatch County conforming ceiling of $1,150,000, so the median transaction is roughly $1,500 above the line. Heber values also rose 3.7% year over year.
Which Utah counties are above the baseline conforming limit?
Four. Summit and Wasatch at $1,150,000, Wayne at $997,050, and Grand at $839,500. The remaining 25 of Utah's 29 counties are at the $832,750 baseline, including Salt Lake, Utah, Davis, Weber and Washington.
Does jumbo financing change how my departing Utah home is treated?
Generally yes. The departing-residence rental offset in Fannie Mae B3-3.8-05 is an agency rule; jumbo investors set their own guidelines and some will not remove the departing payment until the sale closes. Jumbo files also tend to require deeper reserves, which is why carrying both payments is often the more reliable structure above the conforming line.
Does Utah's residential exemption apply to expensive homes?
Yes. The 45% reduction under Utah Code 59-2-103(3) is not limited by value, so the dollar benefit is larger on higher-value homes. Note the separate limit in 59-2-103(5): no more than one acre of land per residential unit qualifies, which comes up often on mountain parcels.
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.