Fix and flip loans in Utah, funded in 48 hours.

Yes. PML funds fix and flip loans in all 50 states, with active flipper books in Salt Lake City, West Valley City, Provo, and Ogden. Single-family, duplex, triplex, and fourplex properties. Loan size from $100,000 to $5,000,000 per asset, with cross-collateralized facility lines available for sponsors running three or more concurrent Utah projects. No state-line carve-outs on pricing or leverage; a Salt Lake County flip prices off the same rate sheet as a Utah County flip.

Utah does not require a separate state lender license for business-purpose loans on 1 to 4 unit non-owner-occupied investment property held by an entity. PML originates Utah fix and flip loans under that posture, with closings handled through the customary Utah closing process. Loans are not consumer mortgages; they cannot be used for a primary or secondary residence. The borrower is always an LLC, LP, or corporation, never a natural person.

The bulk of Utah fix and flip activity in our book lands in a $385,000 to $695,000 ARV band, with loans typically between $308,000 and $562,000 on a single asset. Salt Lake City and Provo skew toward the lower half of that band on entry-level cosmetic flips; Sugar House and the Avenues stretch to $1,150,000 plus on full-gut projects. We will write a Utah loan as small as $100,000 and as large as $5,000,000.

Utah is a title-company state. Closings happen at a licensed title company that handles both the title commitment and the escrow function — there is no attorney-state requirement and no separate settlement attorney. PML has working relationships with title companies in every major Utah metro and routes closings to whichever office produces the fastest commitment for the subject property’s county. A clean Utah file regularly closes 5 to 7 business days from term-sheet acceptance.

Utah does not impose a state real estate transfer tax. The buyer pays only the county recording fee on the deed and deed of trust, typically $40 per document. PML’s quote on the HUD reflects the actual Utah tax and recording schedule for the subject county; there are no lender markups on third-party closing costs.

Northern Utah winters slow exterior trade work (roofing, siding, concrete) from late November through March, but they do not slow our draw cadence. Inspector clears within one business day, wire goes out within 48 hours, year-round. Plan rehab budgets with a 2 to 4 week seasonal cushion on cold-weather exterior scopes.

Utah is a non-judicial foreclosure state operating under power of sale. A defaulted business-purpose loan can move from notice to trustee sale in roughly 120 days. As a sponsor this should never matter; as an underwriting input it is one reason our Utah loans price cleanly off the national rate sheet.

The Salt Lake County e-recording system normally posts a deed and deed of trust the same business day they are submitted. Other major Utah metros (West Valley City, Provo and Ogden) run similarly fast on e-recording. PML wires loan proceeds the day of close; the lien recording happens in parallel.

Yes. Utah trustee sales typically happen on a posted weekly or monthly schedule at the county courthouse. PML issues a binding term sheet within four business hours of a property submission, which is sufficient for most Utah non-judicial auctions and most online foreclosure platforms. Clean title and a binding term sheet can move from winning bid to wire in 7 to 10 calendar days.

Yes. PML can close into a newly-formed Utah LLC even if you took the property under contract in your personal name. The closing party handles the deed transfer at closing — the property moves from your personal name into the new entity simultaneous with the loan funding, with no Utah transfer tax to absorb. We do not lend to natural persons; the borrower is always an entity. We can help structure the entity if you do not yet have one in place.