Today’s Ogden Mortgage Rates
Mortgage rates as of 9/14/2026
Mortgage rates as of 9/14/2026
Ogden is the most misunderstood loan market in Utah, and the misunderstanding runs in the borrower’s favor. Buyers assume that because Ogden is cheaper than Salt Lake City, its government programs must be smaller too. On the two that matter most to a low-down-payment buyer, the opposite is true: Ogden has the highest FHA limit of any major Utah metro and one of the most generous Utah Housing income caps in the state. A household that is over-income in Salt Lake City can be fully eligible here.
The other difference is the housing. Ogden is one of the oldest built-out cities in the Intermountain West, with dense pre-1940 stock in East Central, Jefferson and around Historic 25th Street, plus many older homes divided into duplexes decades ago. That makes this Utah’s best renovation-lending and small-multifamily market, and makes the appraisal a real underwriting event, not a formality.
HUD does not set FHA limits county by county. It sets them by metropolitan statistical area, and every county in a metro gets the limit calculated off that metro’s highest-median county. The Ogden MSA is Weber, Davis and Morgan. Morgan has the highest median value of the three, so Morgan sets the number and Weber buyers inherit it: $744,050 for 2026. Salt Lake County sits in a different metro, paired with Tooele, and is capped at $637,100.
| Metro / county | 2026 FHA limit, one unit | Difference vs. Ogden MSA |
|---|---|---|
| Ogden MSA (Weber, Davis, Morgan) | $744,050 | n/a |
| Salt Lake City MSA (Salt Lake, Tooele) | $637,100 | −$106,950 |
| Washington County (St. George) | $607,200 | −$136,850 |
| Utah County (Provo-Orem-Lehi) | $601,450 | −$142,600 |
| Cache County (Logan) | $541,287 | −$202,763 |
2026 FHA forward limits, HUD Mortgagee Letter 2025-23, effective for case numbers assigned on or after January 1, 2026.
The limit does not measure what homes cost in Ogden. It measures Morgan County, a small high-value county attached to this metro for statistical purposes. The cheaper market gets the bigger ceiling.
The point is not that you will spend $740,000. It is that FHA never runs out of room in Ogden. In Salt Lake City, buyers in the upper-middle of the market get pushed off FHA onto conventional, which on a 620 or 640 score means a worse rate and worse mortgage insurance. That squeeze does not exist here. Call 801-576-9336 or start an online inquiry and we will price both sides of the county line; mechanics are on our FHA loan page. FHA publishes higher limits again for two, three and four-unit properties, scaled up from the one-unit number, which matters more here than anywhere in Utah.
The same story repeats on down payment assistance. Utah Housing sets FirstHome income and price limits by county, and Weber sits with Davis, Morgan, Summit and Wasatch in the higher tier.
| County group | Income cap, 1-2 person | Income cap, 3+ person | Max purchase price |
|---|---|---|---|
| Juab, Utah | $143,000 | $166,800 | $769,100 |
| Weber, Davis, Morgan, Summit, Wasatch | $141,400 | $164,600 | $778,500 |
| Salt Lake | $126,100 | $145,000 | $666,600 |
| Tooele | $121,300 | $139,400 | $666,600 |
| Box Elder, Cache, eight rural counties | $118,000 | $135,700 | $566,300 |
Utah Housing Corporation FirstHome limits as currently published, Form 300. Verify at application, UHC updates these without advance notice.
Take a two-person household earning $135,000. In Salt Lake City they are $8,900 over the FirstHome ceiling and ineligible. In Ogden they are $6,400 under it and qualify outright. Same job, same credit. The county line does all the work. The price cap moves the same way, so the program is usable across the whole city.
Three programs are active: FirstHome (660 score, first-time buyers, exceptions for single parents and veterans), FHA/VA (620, repeat buyers allowed, $165,200 statewide cap), and Freddie Mac HFA Advantage (680, or 700 on two-to-four units, reduced mortgage insurance). Assistance is a 30-year fixed second: traditional lends up to 6% of the first, capped at $27,500, at your first-mortgage rate plus one percent, amortizing; deferred lends up to 3.5%, same cap, at 3.5% simple interest with no payment, due at sale, refinance or maturity. UHC currently lists HomeAgain, NoMI and Score as suspended. See our Utah Housing page.
Weber County uses the national baseline conforming limit of $832,750 on one unit, the same as 25 of Utah’s 29 counties. Only Summit and Wasatch ($1,150,000), Wayne ($997,050) and Grand ($839,500) sit above it.
| Program | Weber County / Ogden MSA, 2026, one unit | Notes |
|---|---|---|
| Conforming | $832,750 | Higher limits apply to 2-4 units |
| FHA | $744,050 | Ogden MSA: Weber, Davis, Morgan |
| VA | No limit with full entitlement | County limits apply only to partial entitlement |
| USDA | Not available in Ogden proper | Inside the urbanized area |
| Utah Housing FirstHome | $778,500 max purchase price | Income cap $141,400 / $164,600 |
| Jumbo threshold | Above $832,750 | Tighter reserves and documentation |
The blocks around Historic 25th Street, East Central, Jefferson and the older stretches of Ogden Avenue are dense with pre-1940 homes: brick bungalows, Victorians, four-squares. Often excellent buys, and always loans where the appraisal decides the timeline.
Knob-and-tube wiring is the classic finding. Not automatically fatal, but where the appraiser sees it active most lenders condition on an electrician’s certification that the system is safe and functional, or on replacement. Original fuse panels and undersized services draw the same treatment, and some older panel brands are separately an insurance problem. You need a bindable policy to close at all.
Galvanized supply lines corrode from the inside until flow drops to a trickle, and an appraiser who runs a faucet and gets nothing will call it; on FHA a plumbing system that does not function is a condition cleared before closing. FHA also expects a roof with meaningful remaining life. Foundations on the oldest homes are sometimes rubble or unreinforced masonry, settlement cracking is usually cosmetic, but visible movement triggers a structural engineer’s report and another week.
Federal law requires a seller of any pre-1978 home to disclose known lead-based paint hazards and provide the EPA pamphlet. Separately, on an FHA loan on a pre-1978 property, defective or peeling paint must be treated before closing: on a Victorian with flaking trim that is real scope of work, and it belongs in the negotiation, not the walkthrough. Add missing water heater relief lines, end-of-life furnaces, handrails and broken windows, and one 1912 house absorbs two weeks. Tell us before you write.
We will say it plainly: Ogden is the best renovation-lending market in Utah. Renovation financing only works where there is a wide spread between what a dated-but-sound house sells for and what it sells for updated, and that takes three things at once: a deep supply of structurally solid older homes, a market that pays a premium for updated condition, and prices low enough that purchase plus rehab pencils. Ogden has all three. Most of the Wasatch Front has two.
A renovation loan underwrites to the after-improved value. The appraiser produces a subject-to appraisal from your contractor’s bid, the loan funds the purchase at closing, and the rehab money sits in escrow, released in draws as the work is inspected.
The Limited 203(k) covers non-structural and cosmetic work up to a repair cap HUD raised to $75,000, no consultant required: kitchens, baths, flooring, windows, mechanical replacement, most of the condition items above. The Standard 203(k) has no repair cap other than the FHA loan limit, allows structural work, additions and foundation repair, and requires a HUD-approved consultant. Notice how the Ogden MSA limit compounds: purchase plus rehab must fit under $744,050, far more headroom than a Salt Lake County borrower gets.
Fannie Mae HomeStyle and Freddie Mac CHOICERenovation do the same job conventionally, avoid FHA mortgage insurance, and work on investment and second-home purchases where 203(k) is owner-occupant only. See our remodel mortgage page, and get a detailed contractor bid early. It is what the appraisal is built on, and a vague bid is the top cause of a slow renovation closing.
Ogden has an unusually deep supply of duplexes, triplexes and fourplexes, much of it created when large older homes were divided decades ago. FHA treats a 2-4 unit property you occupy as a primary residence: the same low down payment as a single-family purchase, not the 20-25% an investor puts down, provided you move in within 60 days and stay a year. Conventional now allows as little as 5% down on an owner-occupied two-to-four-unit primary residence. Rental income from the units you do not occupy helps you qualify, counted at 75% of market rent from the appraiser’s rent schedule or executed leases; the missing 25% covers vacancy, turnover and repairs.
On three and four-unit FHA purchases, 75% of the appraiser’s estimated gross rents for the whole property must be at least equal to the full monthly payment: principal, interest, taxes, insurance and mortgage insurance. That tests the building, not you. It does not apply to duplexes, which is why two-unit buildings are the easier entry point in Ogden, and a three or four-unit can fail it even when your income is strong. Then the fixes are more money down, a conventional loan (no equivalent rule), or another building. FHA also expects roughly three months of PITI in reserves on three and four-unit purchases.
Honestly: house hacking works, and it is a job. You are the landlord, the after-hours plumbing call and the person filling the vacancy. Underwriting uses 75% of market rent for a reason, budget to it. Larger deals: our multi-family financing page.
Conventional investment loans generally want 20% to 25% down on one unit and more on two-to-four, and they carry loan-level price adjustments for investment occupancy that stack on top of adjustments for score, loan-to-value and unit count. On a four-unit those are substantial and show up as rate or points. Reserves are higher, including against other financed rentals you own. Rental income counts with the same vacancy factor, Schedule E for property you already own, the appraiser’s rent schedule at 75% for a new purchase. The trap: Schedule E income is net of every deduction you took, so the aggressive return that saved you money in April can cut what you qualify for in September.
DSCR loans qualify on the property’s cash flow instead of yours: debt service coverage ratio, meaning rent divided by the full payment including taxes, insurance and HOA. A 1.00 ratio means rent exactly covers the payment; most lenders want 1.00 or better and price down as it rises. No tax returns, no W-2s, no employment verification. Expect a higher rate than agency, typically 20% to 25% down, and often an early prepayment penalty. For a small Ogden rental portfolio, DSCR is often the difference between the next deal and stalling because the guidelines cannot see the income. See our low-doc investment loans and alternative loan programs.
This is the most common way a good Ogden deal falls apart, and the listing will almost never tell you. Plenty of large older homes here were carved into apartments over the last eighty years. Some conversions were permitted and are legal conforming multi-unit properties. Some were permitted under zoning that has since changed, making them legal non-conforming, grandfathered and financeable, with limits on rebuilding after a loss. Some were never permitted.
Legal and conforming is straightforward: the appraiser reports a two, three or four-unit property, uses multi-unit comparables and a rent schedule, and the file is underwritten as a 2-4 unit deal. Legal non-conforming is usually financeable, but the appraiser must state the status and whether the property could be rebuilt to current use if destroyed.
Illegal or unpermitted is the problem. If the appraiser calls the use illegal under current zoning, agency financing as a multi-unit property is off the table. The workaround, when one exists, is to value the home as a single-family residence and ignore the extra units: no rental income toward qualifying, value on square footage, and often an appraisal that will not support a price the seller set as an income property.
The version we see most: a basement apartment with its own entrance and kitchen, never permitted, rented for years and priced accordingly. Check permit history and zoning with Ogden City before you write, and ask the listing agent whether the units are permitted. If the answer is vague, assume unpermitted and send us the address.
Parts of Ogden sit inside designated historic districts; Historic 25th Street is the best known but not the only one. Where one applies, exterior alterations visible from the street, windows, siding, porches, roofing, additions, may require review before a permit issues. That touches your loan twice. Scope: if the budget assumes vinyl windows and the district requires wood, the bid changes, and a bid that changes after the appraisal means a change order. Timing: design review adds days before work can start, and renovation loans run on completion deadlines. Confirm the parcel’s designation with Ogden City planning before the contractor writes the bid, and tell your HUD consultant on a Standard 203(k).
Utah exempts 45% of a primary residence’s market value, so you are taxed on 55% (dwelling plus up to one acre). Weber County’s 2025 average total rate was 1.0371%, second highest among Utah’s large counties.
| County | 2025 avg total rate | Annual tax, $450,000 primary residence | Monthly escrow |
|---|---|---|---|
| Salt Lake | 1.0504% | ≈$2,600 | ≈$217 |
| Weber | 1.0371% | ≈$2,567 | ≈$214 |
| Davis | 1.0108% | ≈$2,502 | ≈$209 |
| Utah | 0.9621% | ≈$2,381 | ≈$198 |
| Cache | 0.6986% | ≈$1,729 | ≈$144 |
Calculated on 55% of market value using 2025 county average total rates from the Utah State Tax Commission. Tax areas within a county vary. A specific Ogden address can differ from the county average.
The exemption is for owner-occupied property: a non-owner-occupied rental or duplex is taxed on 100% of value, nearly doubling the tax line, so a rental underwritten off an owner-occupied listing’s tax figure is badly mispriced. Utah has no transfer tax and no documentary stamp tax; recording is a flat per-document fee, and H.B. 38 took Weber County to $45 effective May 6, 2026. Our own fees run about 25% below many competitors, with no processing or junk fees.
Ogden proper is not USDA-eligible. The city is inside the urbanized area, and USDA eligibility now tracks urbanized boundaries rather than county lines. Neighboring Plain City is also out; Morgan, over the canyon, is in.
VA has no loan limit with full entitlement, and Ogden has a large, stable veteran population because of Hill Air Force Base and the Ogden Air Logistics Complex. Hill’s workforce is heavily civilian, roughly 20,000 civilian and contractor employees against about 5,600 active duty, and many are veterans using entitlement on a permanent, non-PCS basis. The first-use versus subsequent-use funding fee penalty only exists below 5% down, so a repeat borrower putting 5% down pays 1.50% instead of 3.30%: $7,200 on a $400,000 loan. Utah Housing assistance on an FHA or conventional first is the practical route for a non-veteran.
We finance across the city and the surrounding Weber County communities: Historic 25th Street and the downtown core, East Central, Jefferson, the Ogden Avenue corridor, Shadow Valley, Mount Ogden, Ben Lomond, the Marriott-Slaterville edge, the South Ogden border, the Washington Terrace border, the Weber State University area and Ogden Canyon.
The loan question changes with the neighborhood. East Central, Jefferson and the streets around Historic 25th bring pre-1940 condition items, renovation financing and conversion questions. Shadow Valley, Mount Ogden and the east bench bring higher price points and cleaner conventional files. The Weber State area brings small multi-unit demand, Ben Lomond and the north end bring first-time buyers and Utah Housing, and Marriott-Slaterville and Ogden Canyon bring larger parcels and occasional well and septic questions. We would rather talk through the address than hand you a generic pre-approval letter.
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Because HUD sets FHA limits by metropolitan area, not by county, and each metro’s limit comes from its highest-median county. The Ogden MSA is Weber, Davis and Morgan, and Morgan, small, with high home values, sets the number for all three. That gives Ogden a 2026 one-unit FHA limit of $744,050 against Salt Lake County’s $637,100, a difference of $106,950. The cheaper market gets the more generous ceiling, so FHA never runs out of room in Ogden.
Conforming is $832,750 on one unit, the national baseline used in 25 of Utah’s 29 counties. FHA is $744,050 using the Ogden MSA figure. VA has no limit with full entitlement. Utah Housing FirstHome caps the purchase price at $778,500. Above $832,750 on one unit you are in jumbo territory, underwritten to tighter standards. Higher limits apply to two, three and four-unit properties.
Weber County’s FirstHome income cap is $141,400 for a one-to-two-person household and $164,600 for three or more, with a maximum purchase price of $778,500: well above Salt Lake County’s $126,100 and $666,600. A household earning $135,000 is over-income in Salt Lake City and comfortably eligible in Ogden. Assistance is a 30-year second mortgage, up to 6% amortizing or 3.5% deferred, both capped at $27,500.
Yes, if you occupy one unit. FHA treats an owner-occupied two-to-four-unit property as a primary residence, so the low down payment applies, provided you move in within 60 days and stay at least a year. Conventional now allows as little as 5% down. Rental income from the units you do not occupy helps you qualify, counted at 75% of market rent. Three and four-unit FHA purchases also carry roughly three months of PITI in reserves.
On three and four-unit FHA purchases, 75% of the appraiser’s estimated gross rents for the whole property must be at least equal to the full monthly payment including principal, interest, taxes, insurance and mortgage insurance. It tests the building, not you, so a property can fail even when your income is strong. It does not apply to duplexes. If a three or four-unit fails, the fixes are more money down, a conventional loan, or another building.
Yes, through renovation financing underwritten to the after-improved value rather than as-is condition. The FHA Limited 203(k) handles non-structural and cosmetic work up to a $75,000 repair cap with no HUD consultant. The Standard 203(k) allows structural work and additions with no cap other than the FHA loan limit, and requires a consultant. Fannie Mae HomeStyle and Freddie Mac CHOICERenovation do the same job conventionally and work on investment properties, which 203(k) does not.
If the appraiser identifies the units as illegal under current zoning, agency financing as a multi-unit property is generally unavailable. The workaround is for the appraiser to value the property as a single-family residence and ignore the extra units, which means no rental income counts toward qualifying and the value may fall short of a price the seller set as an income property. Legal non-conforming conversions are usually financeable if the appraiser documents the status.
No. Ogden proper sits inside the urbanized area and is not USDA-eligible, and neither is neighboring Plain City. Morgan, over the canyon, is eligible. For a zero-down purchase in Ogden the realistic routes are a VA loan if you have entitlement, or Utah Housing assistance layered onto an FHA or conventional first mortgage.
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Loan limits, Utah Housing caps, property tax and USDA coverage, county by county.
Axent Funding is licensed statewide and closes loans in every Utah county. We publish in-depth local guides for the markets we work in most: loan limits, Utah Housing eligibility, property tax and USDA coverage all change at the county line.