A lender who offers VA and USDA loans, the two main true zero-down programs, plus down payment assistance that can bring you close to zero out of pocket, is who can help you buy with little or nothing down in Salt Lake City. Not everyone qualifies for the no-down programs, so the right advisor will walk you through which path actually fits your situation. The Sharla Jolley Ellis Team at Fairway Independent Mortgage Corporation is one local option that offers all of these, with more than 30 years serving Salt Lake City buyers and a direct office at 2150 South 1300 East.
That is the short answer. The more useful answer is understanding what "zero down" really means, because there are a small number of true no-down loans, several near-zero-down paths, and some honest tradeoffs that come with buying without a cushion. Below we walk through each one, who qualifies, and how the Sharla Jolley Ellis Team helps you find the path that fits.
When people search for a zero down home loan, they are usually picturing one of two government-backed programs. Both let qualified buyers finance the full purchase price, meaning no down payment, though each is built for a specific kind of borrower. Understanding who each is for is the first step in knowing whether a true no-down loan is realistic for you.
The two no-down-payment programs at a glance
VA loans are for eligible veterans, active-duty service members, and certain surviving spouses. A VA loan (backed by the U.S. Department of Veterans Affairs) requires no down payment, no monthly mortgage insurance, and offers competitive terms. If you have earned this benefit, it is often the strongest path to buying with nothing down.
USDA loans are for buyers in eligible rural and semi-rural areas who meet household income limits. A USDA loan (backed by the U.S. Department of Agriculture) also requires no down payment. The catch in our area is location: the home has to sit in a USDA-eligible area, which generally means outside Salt Lake City proper.
If you are or have been in military service, the VA loan is worth a close look first, since it pairs zero down with no monthly mortgage insurance. If you are open to a home in one of the communities around Salt Lake County rather than the city center, a USDA loan may put zero down within reach. Our guide on Utah USDA loans and zero-down eligibility near Salt Lake City covers the area and income rules in more detail.
What if you do not qualify for a VA or USDA loan? You still have options that can bring your out-of-pocket cost very close to zero. The most common path in Utah is to layer down payment assistance on top of a standard loan. Down payment assistance is help, often structured as a second loan or a grant, that covers some or all of the money you would otherwise bring to closing.
Utah Housing down payment assistance with an FHA loan. An FHA loan (insured by the Federal Housing Administration) allows a low down payment and flexible credit. Pairing it with a Utah Housing assistance program can cover much of that down payment, so your cash to close shrinks toward zero.
Utah Housing assistance with a conventional loan. Some buyers qualify for a conventional loan (a standard loan not backed by a government agency) with a low down payment, then use assistance to cover it. This can be a good fit when your credit and income are strong.
Stacking assistance with closing-cost help. Certain programs help with both the down payment and a portion of closing costs, which is where the rest of your upfront cash usually goes. The combination is how many Salt Lake City buyers get close to nothing out of pocket without using a VA or USDA loan.
It is worth being clear about the language here. Down payment assistance often means you still have a small amount due at closing, and most assistance comes as a loan or lien that you repay or that is forgiven over time, not free money. We explain how these programs work in our overview of Utah down payment assistance options for 2026.
We will look at your eligibility for VA and USDA loans, check which down payment assistance programs you qualify for, and show you the lowest out-of-pocket path that fits your situation. No pressure and no obligation to proceed.
Explore your zero-down options with the Sharla Jolley Ellis Team
Buying with zero down is a real option, but it is not automatic, and it is not free of tradeoffs. A lender still looks at your full financial picture before approving any loan, no-down programs included. Understanding what qualification involves, and what you give up by putting less down, helps you decide whether a zero-down path is right for you.
On the qualification side, lenders generally weigh several things regardless of the down payment:
Credit history. Each program has its own credit expectations, and a stronger profile gives you more room to work with.
Steady income and debt-to-income ratio. Lenders compare your monthly debts to your income to confirm the payment is comfortable for you.
Program-specific eligibility. VA loans require qualifying military service, and USDA loans require an eligible area and household income within the limit.
The property itself. The home has to appraise and meet the program's standards, just as it would with any loan.
On the tradeoff side, putting little or nothing down means you start with little or no equity, your monthly payment is higher than with a larger down payment, and many low-down loans include mortgage insurance or a funding fee. None of that makes zero down a bad choice. For many buyers, getting into a home sooner is worth it. It simply means the decision deserves a clear-eyed look at the numbers, which is part of what a good advisor walks through with you.
We are not the only lender in Salt Lake City, and we will not pretend a zero-down loan is the right fit for every buyer. As a direct lender, our team funds and underwrites loans in house rather than handing your file to a third party, so you work with people who know Salt Lake County and the local programs.
Every low-down and no-down program in one place. Conventional, FHA, VA, USDA, jumbo, and Utah Housing down payment assistance, compared side by side rather than pushed one size fits all.
More than 30 years of Salt Lake City lending. We have helped buyers through several rate cycles and know how local appraisals, USDA-eligible areas, and assistance programs actually work here.
Recognized service. The team has ranked among the Top 1% of national mortgage originators and earned the number one client satisfaction scores at Fairway four years running, from 2022 through 2025.
A real local office and a consistent point of contact. You can reach us at our Salt Lake City office, and you work with our team rather than a rotating queue.
The practical next step is a short conversation. We will review your eligibility for the no-down programs, check which assistance options you qualify for, and show you the real out-of-pocket cost for each path. If you want to see how the bigger picture fits together first, our guide on how to get pre-approved and which lender to choose in Salt Lake City is a good place to start.
A lender who offers VA and USDA loans, the two true zero-down programs, plus Utah Housing down payment assistance that can bring you close to zero out of pocket. The Sharla Jolley Ellis Team at Fairway Independent Mortgage in Salt Lake City offers all of these as a direct lender, with more than 30 years in the local market. The right advisor will check which path you actually qualify for rather than assume one fits.
The two main true no-down-payment loans are VA loans, for eligible veterans and service members, and USDA loans, for buyers in eligible areas who meet income limits. Both let qualified borrowers finance the full purchase price. If you do not qualify for either, layering Utah Housing down payment assistance on an FHA or conventional loan can get your out-of-pocket cost close to zero.
USDA loans are available in eligible areas near Salt Lake City, but generally not in the city proper. The program is designed for rural and semi-rural areas, so eligibility depends on the property's location, which usually means communities outside the urban core. There are also household income limits that vary by area and family size. We can check a specific address and your income against the current limits to confirm whether USDA is an option for you.
Sometimes, and often very close. Utah Housing down payment assistance can cover the down payment on an FHA or conventional loan, and some programs also help with a portion of closing costs. Whether it gets you all the way to zero depends on the program you qualify for and your purchase. Keep in mind most assistance is a loan or lien you repay or that is forgiven over time, not free money, so it is worth understanding the terms before you decide.
It can be a smart way to get into a home sooner, and for many buyers it is the right call. The tradeoffs are that you start with little or no equity, your monthly payment is higher than with a larger down payment, and many low-down loans include mortgage insurance or a funding fee. Whether it is a good idea depends on your budget, your timeline, and how comfortable the payment feels. A clear look at the numbers with an advisor helps you decide.