FHA loans are backed by the federal government and built for buyers who have solid income but not a big pile of cash saved. You can qualify with 3.5 percent down, and credit requirements are more forgiving than conventional. The tradeoff is mortgage insurance, which adds to the monthly payment and usually stays for the life of the loan. In Weber County, the 2026 FHA limit for a single-family home is $744,050.

The most common loan out there. Fixed rate means your principal and interest payment stays the same for the life of the loan, usually 15, 20, or 30 years. You do not need 20 percent down to qualify. Plenty of buyers get in with 3 to 5 percent, though putting down less than 20 means you carry mortgage insurance until you build enough equity to drop it. For 2026, a conventional loan in Utah goes up to $832,750.

If you served, this is almost always the best loan available to you. Zero down payment, no monthly mortgage insurance, and competitive rates. VA loans are for eligible veterans, active duty service members, and surviving spouses buying a primary residence. If you have full entitlement, there is no loan limit at all. Jena can pull your certificate of eligibility and tell you exactly where you stand.

Refinancing replaces your current mortgage with a new one. People do it to lower their rate, drop mortgage insurance, shorten the term, move off an adjustable rate, or pull cash out of the equity they have built. Whether it makes sense comes down to your rate, your remaining balance, and how long you plan to stay. Jena will run the numbers and tell you honestly if it is worth doing.

Anything above $832,750 in most of Utah is a jumbo loan. These are for higher-priced homes and they carry tighter requirements, typically a stronger credit profile, more reserves, and a larger down payment. Rates can be competitive with conventional depending on the file. If you are shopping above the conforming limit, talk to Jena early so you know your ceiling before you write an offer.

Building instead of buying takes a different kind of financing. A construction loan covers the build in draws as the work gets done, then converts to a permanent mortgage when the home is finished. Every build is different, so these get structured around your lot, your builder, and your timeline.

An ARM starts with a fixed rate for a set number of years, commonly 5, 7, or 10, then adjusts on a schedule based on market rates. The starting rate is usually lower than a comparable fixed loan. That makes an ARM worth a look if you expect to sell or refinance before the adjustment period, but you need to understand the caps and what the payment could become.

Available to homeowners 62 and older, a reverse mortgage lets you convert home equity into cash without a monthly mortgage payment. You can take it as a lump sum, monthly payments, or a line of credit. The loan is repaid when the home is sold or the last borrower moves out. You stay responsible for taxes, insurance, and upkeep.