1
Review the contract
Utah offers are written on the state Real Estate Purchase Contract (REPC) — a standardized, plain-language form that anyone can fill out for themselves. Utah law does not require either side to have an agent, and this sale is set up so you don't need one.
Get the Utah REPC
Source: the Utah Division of Real Estate's state-approved forms library — the same official forms every brokerage in Utah uses.
2
Submit your offer below
Fill in your terms — the same details the REPC asks for — and attach your lender pre-approval letter or proof of funds (required; every offer needs one to be considered). Already completed the REPC yourself? Attach it too. Otherwise we'll prepare the contract from your details and send it to every buyer for e-signature.
3
We confirm receipt
You'll get an email confirming your offer is in front of us — usually followed by a personal text from Josh — and a response by the review deadline.
Buying without an agent? You're in good hands here.
A quick word from the seller: I was a licensed Utah real estate agent for eight years, and I've deliberately set this sale up so a buyer doesn't need representation to feel safe. I'm happy to walk you through every form, deadline, and step of the process — and because I'm the seller, you should also know I can't act as your agent, so the independent professionals below are built into the deal to protect you. You're always welcome to bring an agent or attorney; the door just doesn't require one — and coming direct keeps the transaction simpler and leaves more room in the deal for your number.
What actually protects you in this transaction
- The REPC itself — the state-standardized contract with built-in deadlines, contingencies, and cancel-and-refund rights for inspection, appraisal, and financing. Your protections are in the form, not in who fills it out.
- Earnest money goes to the title company, never to us. It sits in escrow with a neutral third party until closing or a contracted refund.
- The title company handles closing. A licensed, neutral escrow officer prepares the settlement, clears the title, and won't close unless everything is done right — that's the same whether you have an agent or not. Title questions? Ask them directly: title officer contact posted here shortly.
- The title work is already started. A preliminary title report has been pulled on this property — the same document a buyer's agent would ask for. Review it here before you even write your offer.
- Your inspector works for you. Hire any licensed home inspector during your due-diligence window; if you don't love what they find, the REPC lets you renegotiate or walk with your earnest money.
- Your lender double-checks the deal. On a financed purchase, the appraisal and underwriting are an independent review of the price and the property.
The unrepresented buyer's checklist
- Get pre-approved (or gather proof of funds) — financing info here
- Tour the home and ask us anything, directly
- Read the REPC; note the deadlines you'll propose (due diligence, financing, settlement)
- Submit your offer below with your pre-approval attached
- On acceptance: deliver earnest money to the title company (we'll confirm the escrow details in writing)
- Book your home inspection inside the due-diligence window
- Your lender orders the appraisal; keep them fed with paperwork
- Final walkthrough, then sign at the title office — they record the deed and hand you the keys