Utah County Mortgages 90+ Days Late Hit 0.8%, Highest Since March 2016
Published by Cash Flow Deals · Last updated 2026-10-08
0.8% of Utah County mortgages were 90 or more days past due in December 2025, the county's highest share since March 2016. In December 2024, it was 0.5%. The share comes from Consumer Financial Protection Bureau data and leaves out loans already in foreclosure. It climbed from 0.1% in 2022, and it's still far below December 2009's 4.1%. When a Utah trustee forecloses by sale, you get three months after a notice of default is recorded to cure the default by paying what's due, fees included. Find out that amount first. Then lay the two Cash Flow Deals offers next to a listing.
| Cure the default | List the house | Cash offer | Premium offer | |
|---|---|---|---|---|
| What happens to the house | You keep it, and the loan is reinstated as if the full balance had never been called due | The buyer your agent finds buys it | Cash Flow Deals buys it as-is and closes | A real FHA or conventional homebuyer buys it through novation. Title goes once, from you to that buyer |
| Time on the calendar | On a trustee's sale, within three months after the notice of default is recorded | Utah County's median was 64 days on the market in September 2026, counted to closing, pending or off-market | 15 business days of inspection, then close in 45 days or less on a date you help pick | 15 business days of inspection, then close in 45 days or less on a date you help pick |
| The money | You pay everything then due, except principal that wouldn't be due without the default, plus the costs and the trustee's and attorney's fees actually incurred | The price your buyer agrees to pay | Our as-is number | A higher number than the Cash offer |
| Listing and showings | None | Set by you and your agent | No listing. One walk-through by our team | The home may be listed during inspection. A licensed agent brings each buyer, and showings are scheduled with you ahead of time and take 10 to 15 minutes |
| If a buyer's financing falls through | Not applicable | Your purchase contract's terms decide what happens next | Not applicable: Cash Flow Deals is the buyer | You can still take the Cash offer |
| Fee to Cash Flow Deals | None | None. Your listing agreement sets your agent's commission | No listing commission | No listing commission. Cash Flow Deals is paid as a separate line item on the closing statement |
0.8% of Utah County Loans Were 90+ Days Late. Know Your Cure Window
Utah County's share of mortgages at least 90 days past due, outside foreclosure, reached 0.8% in December 2025, in Consumer Financial Protection Bureau data published August 2026. No month since March 2016 had been as high.
In December 2024 the county sat at 0.5%, under Utah's 0.6%, and by December 2025 it had passed the state's 0.7%. It climbed from near its lowest level in the bureau's data. Utah County hit 0.1% in 2022. Back in December 2009, it was 4.1%. The U.S. stood at 0.9% in December 2025.
The bureau counts a loan in that share once it's 90 or more days past due and not in foreclosure, out of all outstanding mortgages. That generally means three or more missed payments.
If your loan is one of them and it's secured by a trust deed, the trustee can't sell your house under its power of sale until a notice of default is recorded with the Utah County Recorder and at least three months pass, under Utah Code 57-1-24. Only then can the trustee give notice of a sale.
Those same three months are your cure window. Utah Code 57-1-31 lets you pay everything then due under the trust deed, including the costs of enforcing it and the trustee's and attorney's fees actually incurred, and that cures the default. Principal that wouldn't be due without the default isn't part of it, and once you've paid, the loan is reinstated as if the full balance had never been called due.
So the first thing to settle is whether you can raise that amount, fees included, inside three months of the recording date. Get that figure in writing.
Count a Utah County Listing to Closing, Not to a Signed Contract
Utah County listings spent a median 64 days on the market in September 2026, in Realtor.com's numbers on the St. Louis Fed's FRED site. A year earlier, 59.
Most of the climb came earlier. September 2023: 45 days. September 2024: 60.
Realtor.com measures from the list date to the closing, pending or off-market date, depending on what data it has, so the count can end at a signed contract instead of a closed sale. And it's one county-wide median, not a forecast for your house.
We measure a listing from the day it goes up to the day it closes. We see a listing as a trade. You give it time, and it gives you a shot at a higher price.
In our view, a list price should come from what buyers are doing in Utah County now, not from a formula. We read showings with no offer as the market saying the price sits above the homes buyers bought instead.
If you list, settle two things up front: a price set against the homes buyers are choosing now, and whether a sale at that price can close in the time you have.
If Catching Up Is Out of Reach, Choose a Path and Help Pick the Date
When catching up the loan isn't in reach, the win is control: a closing date you help pick, on a path you chose.
Cash Flow Deals gives you two offers. The choice is yours. With the Cash offer, we buy the house as-is at our number and close, with no listing. With the Premium offer, a real FHA or conventional homebuyer pays a higher number through novation, and during inspection the home may be listed, with a licensed agent bringing each buyer. In our view, the higher number comes from putting the house in front of buyers paying with a loan.
How each Cash Flow Deals offer works, clause by clause:
1. Inspection period on either offer: 15 business days.
2. Closing: on a date you help pick, 45 days or less.
3. Cash offer: no listing, just one walk-through by our team. Our as-is number comes in writing, then we buy the house and close.
4. Premium offer: you sign with us at a number you agree to and give us permission to bring in a buyer in our place. During the 15 business days of inspection the home may be listed. A licensed agent brings each buyer, and showings are scheduled with you ahead of time and take 10 to 15 minutes. When a real FHA or conventional buyer is ready, they sign a new contract directly with you, and title goes straight from you to them while their lender funds it. We're paid as a separate line on the closing statement.
5. Financing fallout: if that buyer's loan falls through, the Cash offer is still yours to take.
6. Commission: neither offer pays Cash Flow Deals a listing commission.
7. The price: you get the amount you agree to, and we'll handle any costs on top of that. The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
With a listing, the commission comes from your listing agreement. Which path you take is your call, so have both offers on paper beside a listing price before you sign anything.
Common questions
How soon can a notice of default be recorded on a home I live in?
Generally not until your loan is more than 120 days delinquent, with a few exceptions. On a loan secured by the home you live in, federal Regulation X bars the servicer from making the first notice or filing for foreclosure before then. Under a trustee's power of sale, that first filing is the earliest document that has to be recorded or published, and Utah Code 57-1-24 puts the notice of default first.
Can I still owe money after a trustee's sale in Utah?
You can. Utah Code 57-1-32 allows a court action for the unpaid balance if it's started within three months after the sale, and the judgment can't exceed the debt with interest, costs and expenses of sale, minus the home's fair market value on the sale date.
What about Utah County loans 30 to 89 days late?
They were 1.3% of Utah County mortgages in December 2025, up from 1.2% a year earlier. Statewide, the share was 1.6%. The Consumer Financial Protection Bureau says that early-stage rate generally captures one or two missed payments and calls it seasonally volatile and sensitive to temporary economic shocks.
How current are the Utah County numbers?
The late-payment shares run through December 2025 and were published in August 2026 by the Consumer Financial Protection Bureau, from a 5 percent sample of first-lien mortgages on 1-4 family homes, and a county appears only when that sample holds at least 1,000 of its mortgages. Earlier months can be revised in later releases. The days-on-market figures are Realtor.com's, updated on FRED on October 1, 2026.
Is either offer binding before I sign?
No. Nothing binds you until both sides sign a written contract, and you can read it with an attorney first.
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What this means for your options
Rising mortgage delinquency is often the first sign of a softening local market. Homeowners who move before their equity position weakens keep more control over the outcome.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. A no-obligation offer, usually within one business day.
See your no-obligation cash offer before you decide anything.