How Out-of-State Buyers Purchase a Park City Home Remotely, Step by Step

You can buy a home in Park City without being there for most of the process. Buyers tour by live video, sign the Utah purchase contract electronically and inspect through a local agent and inspectors. Many close through a mail-away signing or remote online notarization, which Utah has permitted since November 1, 2019. The steps that need the most care are the contract deadlines, the due diligence on a mountain property and the wire transfer at closing.

Step 1: Sign a buyer agreement and set your criteria

Since August 17, 2024, agents who belong to an MLS must have a written agreement with a buyer before touring a home with them, including a live virtual tour. In Utah this is usually the Utah Association of REALTORS Exclusive Buyer-Broker Agreement. It must state the agent's compensation in clear terms.

Use the first call to settle the decisions that narrow the search the most: ski access or golf, primary residence or second home, whether you need nightly-rental income, and whether the home is in Summit or Wasatch County.

Step 2: Get financing or proof of funds ready

Luxury sellers expect a lender's pre-approval or proof of funds with any offer. If you are financing, tell your lender early that you are buying out of state and may close remotely. Many lenders have their own rules about remote signing.

Step 3: Tour by live video, not only listing photos

A live video tour lets your agent show what photos leave out: road noise, how steep the driveway is, the view from each bedroom, the condition of the mechanical room and what the neighbors look like. Ask for the tour at the time of day you would use the home most. For a ski home, ask for footage of the walk or ski route to the nearest lift.

Step 4: Make an offer on the Utah purchase contract

Utah uses a state-approved Real Estate Purchase Contract, known as the REPC. It sets four deadlines that shape the whole transaction. Each falls at 5:00 p.m. Mountain Time on its date, and the contract can be signed electronically.

REPC deadline	What happens	Typical timing
Earnest money	Buyer delivers the deposit	Within 4 calendar days of acceptance
Seller Disclosure Deadline	Seller delivers disclosures and HOA documents	About 5 to 7 days
Due Diligence Deadline	Buyer completes inspections and reviews, and can cancel	About 14 days
Financing and Appraisal Deadline	Loan and appraisal conditions are resolved	About 21 to 28 days
Settlement Deadline	Documents signed and funds delivered	Set by the parties

Timing is negotiable. The figures above are common patterns, not requirements. Earnest money is typically 1 to 3 percent of the price, held by the title company or brokerage.

Step 5: Complete due diligence on a mountain property

Due diligence is where remote buyers need a local team most. Beyond a standard home inspection, a Park City property usually calls for:

• Radon testing. The Utah Department of Environmental Quality reports elevated radon in about one in three Utah homes tested. A short-term test takes 48 to 72 hours.
• Roof and snow load. Heavy snow and ice dams stress roofs, decks and gutters. Ask the inspector to evaluate snow shedding and look for signs of past leaks.
• Septic and well, for properties outside city sewer and water. Summit County's Environmental Health Division keeps septic records.
• HOA and club documents. Review the budget, reserves, special assessments, rental rules and any club membership requirement.
• Nightly-rental eligibility, if income matters. Park City requires a nightly rental license and allows nightly rentals only in certain zones. HOA rules can be stricter than the zoning.

You can join every inspection by video and receive the reports the same day.

Step 6: Understand your property tax as a second home

Utah exempts 45 percent of a primary residence's market value from property tax. A second home, or a home used for nightly rentals, is taxed on its full value. Budget for that difference, and confirm the rate for the specific parcel, because tax areas vary across Summit and Wasatch counties.

Step 7: Close remotely and protect your wire

Title companies handle closings in Utah. Remote buyers usually sign in one of two ways:

• Mail-away closing. The title company sends documents to a mobile notary near you. This is the most widely accepted method for financed buyers.
• Remote online notarization (RON). You sign by live audio-video with a notary located in Utah. Availability depends on the title company, lender and underwriter, so ask early.

Wire fraud is the largest risk at this stage. The FBI's Internet Crime Complaint Center recorded 12,368 real estate fraud complaints and $275.1 million in losses in 2025. Before sending money, call the title company at a phone number you already had on file, never one from an email, and confirm the wiring instructions verbally.

Step 8: Plan for ownership from a distance

After closing, set up snow removal, a property manager or home watch service, and utilities before the first winter. If the home will be a nightly rental, the license, the tax registration and a local contact must be in place before the first booking.

What mistakes do out-of-state buyers make most often?

Most problems in remote purchases come from missed deadlines and assumptions, not from the distance itself.

• Treating a deadline as a suggestion. If the Due Diligence Deadline passes without a written objection or cancellation, the buyer's easiest exit is gone. Put every REPC deadline in your calendar the day the contract is accepted.
• Assuming rental rights. Zoning, HOA rules and the county all affect whether a home can be rented nightly. Confirm it in writing before the Due Diligence Deadline, not after closing.
• Underestimating winter. Snow removal, roof maintenance and access in a storm are real costs in Park City. Ask for the seller's winter expenses and get quotes during due diligence.
• Skipping the second visit. Many buyers complete everything remotely but still visit once before closing. A final walkthrough, in person or by video, confirms the home's condition and that agreed repairs were completed.

How long does a remote purchase take?

A cash purchase can close in about three to four weeks. A financed purchase usually takes 30 to 45 days, depending on the appraisal and the lender's requirements for out-of-state and second-home loans. Remote signing adds little time if you arrange the notary or remote closing with the title company at least a week before settlement.

Frequently asked questions

Can I buy a house in Utah without being there in person?

Yes. Buyers can tour by video, sign the Utah purchase contract electronically, attend inspections remotely and close through a mail-away signing or remote online notarization, depending on the title company and lender.

Does Utah allow remote online notarization for real estate closings?

Utah has permitted remote online notarization since November 1, 2019, under House Bill 52. Whether a specific closing can use it depends on the title company, the lender and the title underwriter.

How much earnest money is typical in Park City?

Earnest money is commonly 1 to 3 percent of the purchase price, delivered within four calendar days of acceptance under the standard Utah contract. The amount is negotiable.

Are second homes taxed differently in Utah?

Yes. A primary residence is taxed on 55 percent of its market value because of Utah's 45 percent residential exemption. A second home is taxed on its full value.

How do I avoid wire fraud when buying a home remotely?

Confirm wiring instructions by calling the title company at a number you already had, not one from an email. Treat any last-minute change to wiring instructions as a warning sign.

Related: Buying a Second Home in Park City: What Out-of-State Buyers Need to Know · Out-of-State Buyers Guide

Michael Diamond is an Associate Broker and Team Lead with Park City Brokers | Coldwell Banker Global Luxury, Utah license 9492175-AB00. Figures are from the sources cited as of September 2026 and should be confirmed for any specific property.