EMD Funding in Utah | Swift Deal Funding
How EMD Funding works in Utah
EMD funding covers the earnest money deposit so you can lock up a Utah property without using your own cash. We send the deposit — usually $5,000 to $25,000 — directly to the title or escrow company named in your contract, typically within 24 hours of a complete application. The deposit stays refundable per your contract’s due-diligence terms.
The Wasatch Front has drawn strong investor interest as prices rose, and sellers in Salt Lake City, Provo, and Ogden often expect solid earnest money. EMD funding lets you back several deals with credible deposits while keeping your working capital free until you have an end buyer.
How EMD funding closes in Utah
Utah uses title and escrow companies — no attorney-closing requirement — which keeps funded EMD straightforward:
- You submit the executed contract, the escrow company contact, and your ID.
- We confirm with the escrow company that the deposit is refundable per your contract terms.
- We wire the earnest money to that escrow company, usually within 24 hours.
- If the deal closes, the deposit is credited at closing; if you terminate inside the contingency window, it is refunded.
Pricing
Two options on every EMD, the same in Utah as everywhere:
| Option | Upfront | At Close | Best For |
|---|---|---|---|
| A | 5% of EMD (min $500) | 20% of EMD | High close-through rates |
| B | 10% of EMD (min $1,000) | 0% | Predictable per-deal cost (most popular) |
A typical $20,000 Utah EMD under Option B costs $2,000 total, paid once, with nothing due at closing.
What you’ll need
- Fully executed purchase contract with refundable EMD language
- Title or escrow company contact information
- Written confirmation from escrow that the EMD is refundable per contract terms
- Your photo ID
No credit check, no income verification, no tax returns.
A typical Utah EMD scenario
A Provo wholesaler needs $15,000 earnest money to secure a deal against competing offers but wants to keep cash on hand for other opportunities. We confirm the deposit is refundable through the due-diligence period and wire $15,000 to the Utah County escrow company within 24 hours. Under Option B, the wholesaler pays $1,500 once. The deal is locked, the wholesaler markets it, and assigns to a buy-and-hold investor before the contingency expires.
Apply
Submit your contract and escrow company contact online — usually under 10 minutes. Same-day wires are available for complete files in before 11 AM Eastern. We coordinate directly with your escrow company.
Frequently Asked Questions
Does EMD funding go to a Utah title company or escrow office? +
To the title or escrow company holding earnest money under your contract. Utah closes through title and escrow companies rather than attorneys, so we wire the deposit directly to that office, not to you. Give us the escrow contact when you apply and we coordinate the wire and written confirmation the deposit is refundable per your contract. Wasatch Front escrow offices handle high transaction volume and are used to investor EMD deals.
How much earnest money do Wasatch Front sellers expect? +
It varies, but in competitive Salt Lake and Provo deals sellers often want strong earnest money to take a property off market — frequently in the $5,000 to $25,000 range we fund. EMD funding lets you put up a credible deposit without committing your own cash, so you can pursue multiple deals at once. We wire to your escrow company within 24 hours, with same-day available for files in before 11 AM Eastern.
Is my Utah earnest money refundable if I terminate? +
Yes, provided your contract keeps it refundable — usually through a due-diligence or inspection contingency. We require written confirmation from the escrow company that the EMD is refundable per your contract before funding. If the deal closes, the deposit credits at closing; if you cancel within the contingency window, it is refunded. We do not provide legal advice, so confirm your specific contingency language with your escrow officer or a Utah attorney.
Apply for EMD Funding in Utah
Submit your application online — same-day decisions for complete files before 2 PM Eastern.