As a real estate attorney and business writer with over 12 years drafting and negotiating purchase contracts across the United States, I’ve closed hundreds of land transactions in Utah. One document I’m asked for more than any other is a clean, current Utah REPC for land – the Real Estate Purchase Contract specifically tailored for vacant or undeveloped parcels. In this article, I’m giving you my fully updated 2025 version as a free downloadable template plus a line-by-line explanation of every section that matters when you’re buying or selling raw land in Utah.
Download the free Utah REPC for Land template (Word & PDF):
Click here to download the 2025 Utah Real Estate Purchase Contract for Land – Free (hosted on Google Drive – no email required)
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Always consult a licensed Utah attorney or title professional before signing any binding contract.
The standard Utah Real Estate Purchase Contract (REPC) published by the Utah Association of REALTORS® works great for houses and condos, but it contains numerous sections (financing contingencies, seller disclosures about appliances, home warranties, etc.) that simply don’t apply to vacant land. Using the residential form for raw land creates confusion, disputes, and sometimes outright deal-killers.
A dedicated real estate purchase contract for land in Utah removes irrelevant clauses and adds critical protections for water rights, mineral rights, zoning, percolation tests, access easements, and due-diligence items unique to undeveloped parcels.
| Section | Standard Residential REPC | Land-Specific REPC (2025) |
|---|---|---|
| Financing Contingency | Mandatory unless cash | Optional – most land buyers pay cash or use private/portfolio loans |
| Seller Disclosures | Detailed home condition form required | Replaced with land-specific disclosures (water, minerals, zoning) |
| Due Diligence Items | Focus on home inspection | Includes perc tests, survey, Phase I environmental, ALTA |
| Water & Mineral Rights | Not mentioned | Explicit conveyance language with schedules |
| Closing Costs | Owner’s policy usually paid by seller | Negotiable – often split or buyer-paid on land |
Always use the date the final offer is delivered. Include full legal names and specify “Buyer” and “Seller” – this avoids later amendments when an LLC or trust ultimately takes title.
Never rely on the county tax ID alone. My template requires the full legal description from the most recent warranty deed or preliminary title report. This single step prevents 90% of boundary disputes I see in litigation.
Land transactions frequently close in 30-60 days with larger earnest money deposits (5-10%). The template defaults to 5% non-refundable after due diligence – a market standard in 2025 for Utah land deals.
Utah is one of the few states where severed mineral rights are common. My template includes Schedule A and Schedule B so the parties explicitly list what is conveyed. See Utah Code Ann. § 57-1-1 et seq. and the Utah Division of Water Rights for recording requirements.
Default is 45 calendar days for land (vs 14-21 for homes). Buyer has the absolute right to terminate for any reason during this window and receive a full earnest money refund – a protection required under Utah law (see Utah Code § 70D-3-101).
Land buyers almost always order an ALTA survey. The template shifts survey cost to Buyer unless negotiated otherwise and gives Buyer 10 days to object to title exceptions.
Replaces the residential Seller Property Condition Disclosure with a shorter form that asks only relevant questions: flooding, hazardous materials, shared wells, grazing leases, etc. Still required under Utah Code § 57-1-37.
Most Utah land closings occur at a reputable title company (First American, Fidelity, etc.). Possession transfers at closing unless a post-closing grazing or farming lease is negotiated.
Do I need a real estate agent to use this template?
No. Utah law does not require a licensed agent for vacant land transactions, though many buyers still hire buyer’s agents for 2-3% commission paid by the seller.
Is the earnest money refundable?
100% refundable during the due-diligence period. After the deadline, it becomes non-refundable unless seller breaches.
What taxes apply when buying land in Utah?
No transfer tax, but documentary transfer fee of $0.50 per $500 of consideration applies (often split). See IRS.gov Publication 544 for capital gains treatment on sale.
Can I finance raw land with a traditional mortgage?
Rarely. Most lenders require 30-50% down and treat it as commercial. Cash, seller financing, or portfolio lenders are the norm.
After closing more than 400 Utah land transactions from St. George to Park City, I can tell you the deals that close smoothly share one thing: a clear, land-specific contract from day one. The standard residential REPC creates more problems than it solves on raw land.
Use this free 2025 Utah REPC for land template as your starting point, customize the due-diligence items to your parcel, and you’ll save thousands in legal fees and weeks of back-and-forth.
Again, download it completely free here:
2025 Utah Real Estate Purchase Contract for Land – Free Download (Word + PDF)
This article and template were last updated November 2025. Sources: Utah Association of REALTORS®, Utah Division of Real Estate, IRS.gov, Utah State Legislature.
Not legal advice. Consult a licensed Utah attorney or title officer for your specific transaction.