Every word in the deal, in one sentence.

A note below the applicable federal rate can have interest imputed for tax purposes (26 U.S.C. §§ 1274, 483; Rev. Proc. 2025-32). September 2026 annual AFRs are 4.18% short-term, 4.49% mid-term, and 5.12% long-term (Rev. Rul. 2026-17).

Utah's state-approved All Inclusive Trust Deed form is dated October 1, 1983 (All Inclusive Trust Deed (state-approved form, Oct. 1, 1983)), and no Utah statute specifically regulates AITDs (Utah Code Title 57, Chapter 1). The underlying loan's due-on-sale clause still applies (12 U.S.C. § 1701j-3(d)).

Under the state Seller Financing Addendum, the seller gives the buyer an amortization schedule, total interest, and APR (Seller Financing Addendum § 2.1).

The federal one-property exclusion permits a balloon (12 CFR § 1026.36(a)(5)). The three-property exclusion requires full amortization, so no balloon (12 CFR § 1026.36(a)(4)).

No Utah statute governs contract-for-deed forfeiture; the law comes from court decisions and the contract itself (Utah Code Title 57, Chapter 1). A buyer should record the contract or a memorandum of it (Utah Code § 57-3-103).

In Utah, a deficiency action after a trustee's sale must be filed within three months and is capped by the property's fair market value at the sale date (Utah Code § 57-1-32).

The three-property exclusion requires full amortization and an ability-to-repay check (12 CFR § 1026.36(a)(4)). The one-property exclusion covers a natural person, estate, or trust and permits a balloon (12 CFR § 1026.36(a)(5)).

Federal law lets a lender enforce it (12 U.S.C. § 1701j-3(b)(1)). Wraps, subject-to transfers, and contracts for deed are not on the exemption list (12 U.S.C. § 1701j-3(d)).

Utah's Department of Financial Institutions registers independent escrow agents; its own example is a private seller hiring a third party to receive buyer payments (Utah Code Title 7, Chapter 22 (Independent Escrow Agents)).

Utah courts refuse to enforce a forfeiture so excessive that enforcing it would shock the conscience (Jensen v. Nielsen, 26 Utah 2d 96, 485 P.2d 673 (1971)).

Exempt transfers on homes of fewer than five units include transfers to a spouse or children and certain trust transfers (12 U.S.C. § 1701j-3(d)). Wraps and subject-to transfers are not exempt (12 U.S.C. § 1701j-3(d)).

Under the installment method, gain is reported as payments arrive, with depreciation recapture in the year of sale (26 U.S.C. § 453; IRS Pub. 537).

At least three months must pass after recording before a notice of sale (Utah Code § 57-1-24). On owner-occupied homes, a written notice giving at least 30 days to cure comes first (Utah Code § 57-1-24.3).

A novation needs the lender's agreement, which is what separates it from a subject-to purchase. Ask an attorney how one would fit your deal.

Utah parties may agree on any written interest rate; without one, the legal rate is 10% a year (Utah Code § 15-1-1).

There is no redemption after a Utah trustee's sale (Utah Code § 57-1-28). After a judicial foreclosure sheriff's sale, the redemption period is 180 days (Utah R. Civ. P. 69C).

In Utah, the trustor may reinstate within three months of the notice of default, without paying accelerated principal (Utah Code § 57-1-31).

The current form is dated September 1, 2017 (Real Estate Purchase Contract (state-approved form, Sept. 1, 2017)).

Utah exempts a seller who takes back a trust deed on the property sold (Utah Code § 61-2c-105(2)(i)).

Licensing applies to origination in a commercial context and done habitually or repeatedly (12 CFR § 1008.103).

Seasoning rules come from lenders and loan programs, so ask a loan officer before you set a balloon date.

In Utah, the terms usually go on the state Seller Financing Addendum to the REPC (Seller Financing Addendum (state-approved form, Oct. 20, 2021)).

Section 1 offers a Note and Deed of Trust, or a Note and All-Inclusive Deed of Trust (Seller Financing Addendum § 1). With the all-inclusive option, the seller must show within 10 days that underlying payments are current (Seller Financing Addendum § 4).

Utah defines a servicer as a person who services and accepts payments on a mortgage loan in the regular course of business (Utah Code § 70D-2-102).

A subject-to transfer is not exempt from the lender's due-on-sale clause (12 U.S.C. § 1701j-3(d)).

Utah defines it as a deed conveying real property to a trustee in trust to secure an obligation (Utah Code § 57-1-19).

In Utah, only an active Utah State Bar member with a Utah office or a licensed Utah title company may exercise the power of sale (Utah Code § 57-1-21).

A postponement longer than 45 days requires a new notice (Utah Code § 57-1-27), and the trustee's deed carries no right of redemption (Utah Code § 57-1-28).

The form dated January 1, 1987 was state-approved under a rule repealed in 2010 (former Utah Admin. Code R162-6 (repealed 2010)). It is not on the current approved-forms list (Utah Admin. Code R162-2f-401f).

In Utah this is usually done with an all-inclusive trust deed. A wrap is not exempt from the underlying loan's due-on-sale clause (12 U.S.C. § 1701j-3(d)).