Second Home and Investment Property Loans

Every property serves a purpose, whether it is a retreat for you and your family or a real estate asset that generates rental income. Our portfolio loans offer flexible terms for both scenarios, with decisions made locally and support that continues throughout the life of the loan.

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With a Bank of Utah Portfolio Loan, You Get:

Local portfolio lending

Tailored Loan Options

We structure loans for second homes and investment properties so they support how you plan to use the property today and in the future.

Guidance from lending team

Guidance at Every Step

Our loan officers help you understand the structure, plan ahead and work through decisions with clarity and confidence at every stage.

Relationship lending

A Relationship That Lasts

Since we service your loan locally, you stay with the same team throughout, the way Utah families and businesses have worked with us for generations.

Choose the Loan That Matches Your Property Goals

Whether you are buying a second home for seasonal use or an investment property for rental income, we offer portfolio options designed to support your goals. These loans are available in Utah, Arizona, Colorado, Idaho and Nevada, with loan amounts between $75,000 and $806,500.

Second home property

Second Home Loan

For personal use as a part-time residence
• Fixed interest rate
• 30-year amortization with balloon at 15 years
• Designed for vacation or seasonal homes
• Typically not intended for rental income

Residential rental property

Investment Property Loan

For real estate you plan to rent and manage
• Fixed interest rate
• 30-year amortization with balloon at 15 years
• Available for 1–4 unit rental properties
• Designed to support rental income

How a 30/15 Loan Works

Our 30/15 mortgage loans are a type of balloon loan, offering predictable monthly payments now with flexibility later.

With this structure, your payments are based on a 30-year amortization schedule. The difference is that the full remaining balance is due after 15 years, which is the balloon.

At the 15-year mark, most borrowers choose one of the following options:

  • Refinance the loan
  • Pay off the remaining balance
  • Sell the property and use the proceeds to pay it off

Frequently Asked Questions

+ What is the difference between a second home and an investment property?
A second home is used by you or your family as a part-time residence and is typically not rented for income. An investment property is purchased with the intent to rent it out and generate revenue.
+ What is a balloon payment, and when is it due?
With a 30/15 structure, the remaining balance is due after 15 years. Until then, payments follow a 30-year schedule.
+ What happens when the 15-year term ends?
Most borrowers refinance, pay off the balance or sell the property and use proceeds to satisfy the loan.
+ Can I pay off the loan early?
Yes. There are no prepayment penalties, allowing extra payments or payoff before the 15-year mark.

Talk With Us About Your Next Property

Have questions or want to run through a scenario? Connect with a loan officer or start the process online when it works for you.

All loans subject to credit approval. Specific eligibility requirements apply to investment property and second home loans.