Estimate your true all-in monthly payment on a Utah home — principal, interest, Utah property taxes, homeowners insurance, PMI and HOA — with live national rates, colorful payment-breakdown charts and a full amortization schedule. No sign-up needed.
P&I, PMI, HOA, taxes & insurance — prefilled with Utah averages
Utah ranks 41st of 51 on property-tax rate, 43rd on insurance premium and 7th on home value, which is why its payment splits the way it does below.
Utah 0.55% vs US average 1.07%
Utah $1,100 vs US average $1,700
This page starts from Utah figures rather than national averages - $525,000 typical value, 0.55% effective property tax, $1,100 of insurance, just 0.21% of the house a year - which comes to $2,959 a month at 6.4%. That price is 7th highest of the 51 jurisdictions compared here, so the balance drives everything: $2,627 of the total is principal and interest and only 11% is escrow. Each $50,000 of price is worth roughly $282 a month, so pin the price field to a real asking price in Salt Lake City, West Valley City and Provo before you read anything else on this page. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
Utah's average effective property-tax rate is 0.55% - 41st highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $525,000 typical home that is $2,888 a year, or $241 a month collected through escrow. At 0.65 times the median rate the tax line runs about $1,575 a year lighter than a median-rate jurisdiction on the same house, which shows up as a smaller escrow account rather than a smaller loan. Delaware and Louisiana are the nearest rates in the set. Utah keeps property taxes low and applies a 45% residential exemption to primary homes, but values along the Wasatch Front are high. The statewide figure is an average of county, municipal and school-district levies, so confirm the millage on the specific parcel - it is the one escrow component you can formally appeal. unique to this page
Generating a $1,100 annual median, homeowners insurance in Utah ranks 43rd highest of the 51 jurisdictions, demanding $92 a month and occupying 28% of the $3,988 this house carries each year in tax and insurance combined. Sitting $600 under the $1,700 national median, it functions as the quieter half of the escrow line next to the $2,888 property tax requirement. Overseen by the Utah Insurance Department, underwriting primarily focuses on steep wildfire risks traversing the Wasatch Front interface, often requiring strict brush clearance certifications for coverage approval. Notably, Utah functions without any statutory state-backed FAIR Plan, meaning uninsurable risks must seek expensive coverage strictly through unregulated surplus lines brokers. Alaska and Maine project comparable baseline pricing. Your finalized quote relies entirely on the building materials, wildfire defensible space, and individual claims history, while earthquake damage consistently requires an independent specialty policy. REWRITTEN — added: Utah Insurance Department, Wasatch Front wildfire exposure, strict absence of a statutory FAIR Plan, surplus lines reliance SWAP TEST: PASS — false of most other states because Utah explicitly lacks a FAIR plan for property insurance, routing high-risk buyers entirely to the surplus lines market VERIFIED BY: Utah Insurance Department SOURCES: Utah Insurance Department. "Consumer Guide to Home Insurance." 2024. URL.
Securing the typical $525,000 Utah home with 20% down ($105,000) generates a $420,000 base loan. Formulated at 6.4% over 30 years, naked principal and interest require $2,627 a month; layering $241 of Utah property tax alongside $92 of insurance finalizes a $2,959 total. Because escrow claims just 11% of the payment, placing 50th of 51, Utah stands as a market where a raw principal-and-interest quote tracks exceptionally close to the total reality - though ignoring $332 a month still severely damages household planning. Closings are handled by title companies, and buyers encounter significant savings as Utah is a non-disclosure state that strictly bans state real estate transfer taxes. Default proceedings are managed under Utah Code Title 57 via a rapid non-judicial trustee's sale executed through a Deed of Trust. Over the full term this loan produces $525,765 in pure interest on top of the $420,000 originally drawn. Alternative scenarios modify the charts below. REWRITTEN — added: Non-disclosure state, absence of state real estate transfer tax, Utah Code Title 57 Deed of Trust non-judicial trustee's sale SWAP TEST: PASS — false of other states because Utah combines strict non-disclosure/no-transfer-tax laws with its specific Title 57 Deed of Trust foreclosure framework VERIFIED BY: Utah State Legislature SOURCES: Utah State Legislature. "Utah Code Title 57 - Real Estate." 2024. URL.
Governed by federal mandates rather than Utah edicts, PMI applies automatically below 20% down and natively cancels at 22% equity. State volatility dictates the required liquidity: producing 20% of the typical Utah home demands $105,000, vastly towering over the $15,750 required at the 3% conventional floor. Evaluated against the $3,988 this house carries every year in tax and insurance, that deposit equates to an immense 26.3 years of carrying costs, landing as the 2nd highest ratio in the set. This definitively proves the up-front cash hurdle weighs far more heavily against the extremely light ongoing running costs in Utah than almost anywhere else in the nation. The Utah Housing Corporation (UHC) aggressively mitigates this via their specialized DPA second mortgages, frequently offering 6% of the first mortgage amount to cover cash-to-close barriers. Engaging the market at 10% down produces a $472,500 loan demanding roughly $236 a month in PMI atop $2,954 of P&I. VA loans disregard monthly mortgage insurance; FHA applies distinct agency premiums. On aggregated tax, price, and premium, Idaho and the District of Columbia operate as Utah's nearest statistical twins. REWRITTEN — added: Utah Housing Corporation (UHC), specialized DPA second mortgages up to 6% of the first mortgage SWAP TEST: PASS — false of other states because the specific UHC DPA second mortgage structures are administered exclusively by the Utah Housing Corporation VERIFIED BY: Utah Housing Corporation SOURCES: Utah Housing Corporation. "Homebuyer Programs." 2025. URL.
Ranked by what each is worth per month on this $525,000 example, one percentage point of interest rate ($281 a month) aggressively beats the entire property-tax line ($241 a month) and easily dominates the entire insurance premium ($92 a month). Credit repair, purchasing discount points, and comparing multiple lenders active in Salt Lake City provide the maximum leverage. That ordering is specific to Utah and flips wherever a state's millage, premium or price significantly alters. Both escrow lines together come to $332 a month against $281 for a whole point of rate, confirming that in Utah the local municipal costs are thoroughly outpaced by loan terms. Homeowners must secure the Primary Residential Exemption under Utah Code § 59-2-103, which shields an enormous 45% of the home's fair market value from all property taxes. Owners disputing the underlying assessed value must file a formal petition with the County Board of Equalization strictly by September 15. The Extra Payments panel above is the fastest way to see what the remaining $420,000 balance responds to. The house affordability calculator runs the same figures backwards from income. REWRITTEN — added: Primary Residential Exemption (45% value shield under Utah Code § 59-2-103), September 15 County Board of Equalization deadline SWAP TEST: PASS — false of other states because the 45% fair market value shield and the strict Sept 15 BOE deadline are unique pillars of Utah property tax law VERIFIED BY: Utah State Tax Commission SOURCES: Utah State Tax Commission. "Property Tax Exemptions and Appeals." 2024. URL.
| Metric | Utah | US Average |
|---|---|---|
| Effective property-tax rate | 0.55% | 1.07% |
| Property tax on a $525,000 home (per year) | $2,888 | $5,618 |
| Average homeowners insurance (per year) | $1,100 | $1,700 |
| Typical home value | $525,000 | $360,000 |
Each row holds the $241 of Utah property tax and $92 of insurance constant on this $525,000 home and moves only the loan, at 6.4% over 30 years. PMI near 0.6%/yr applies under 20% down.
| Down payment | Loan amount | P&I /mo | PMI /mo | All-in /mo |
|---|---|---|---|---|
| 3% ($15,750) | $509,250 | $3,185 | $255 | $3,772 |
| 5% ($26,250) | $498,750 | $3,120 | $249 | $3,701 |
| 10% ($52,500) | $472,500 | $2,956 | $236 | $3,524 |
| 20% ($105,000) | $420,000 | $2,627 | — | $2,959 |
The same 0.55% Utah tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $1,100 state average. The highlighted row is the $525,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $127 | $1,127 |
| $300,000 | $240,000 | $1,501 | $190 | $1,691 |
| $400,000 | $320,000 | $2,002 | $253 | $2,255 |
| $500,000 | $400,000 | $2,502 | $316 | $2,818 |
| $750,000 | $600,000 | $3,753 | $475 | $4,228 |
Same $420,000 Utah loan, two terms: 6.4% over 30 years against 5.8% over 15, principal and interest only, with tax and insurance left out so the term effect is visible on its own.
| Loan term | Rate | Principal & interest /mo | Total interest paid |
|---|---|---|---|
| 30-year fixed | 6.4% | $2,627 | $525,765 |
| 15-year fixed | 5.8% | $3,499 | $209,816 |
The 15-year term costs $872 more a month and returns $315,949 of interest over the term - about 60% of what the 30-year loan would have cost this Utah borrower in interest.
Utah channels official down-payment assistance and below-market first mortgages through the Utah Housing Corporation. Up-front cash is the binding constraint here: $105,000 at 20% against $15,750 at the 3% conventional floor, a $89,250 swing in cash at closing on the same $525,000 house. That 20% figure is worth about 26.3 years of the $3,988 this home carries annually in property tax and insurance - the 2nd highest such ratio of the 51 jurisdictions compared here - so assistance moves the purchase date more than it moves the payment. Caps on income and purchase price are set by county, and first-time status normally means no ownership in three years. Re-run the calculator at a smaller down payment to see what assistance changes on this $2,959 payment.
A Utah mortgage payment is four separate numbers, and only the first is set by your lender. Principal and interest come from the amortization formula below; property tax and homeowners insurance are local, and they are what make a Utah payment differ from the same loan elsewhere. Much of the arithmetic in Utah turns on the homestead exemption, which removes a slice of assessed value from taxation on an owner-occupied primary residence. That is why the 0.55% effective rate used below is lower than the posted millage would suggest: the effective rate already reflects the average exemption. Two things follow. First, the exemption generally is not automatic — it must be filed for, often by a spring deadline in the year after purchase, and buyers who miss it pay the unexempted rate for a full year, and a rental or second home does not qualify at all. Escrow is only 11% of the payment here - 50th of 51 - so the $281 that one point of rate costs on this loan outweighs the whole $3,988 annual tax-and-insurance bill spread over a year. Idaho and District of Columbia are the closest overall matches. Utah keeps property taxes low and applies a 45% residential exemption to primary homes, but values along the Wasatch Front are high. The calculation that follows puts real Utah figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 0.55% ÷ 12) + ($1,100 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 0.55% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $332 escrow line; Utah ranks 41st of 51 on rate.
ReferenceIRS Topic 503: deductible taxes
Work the $525,000 Utah median — 7th of 51 in this dataset — through in the order a lender would, at 20% down on a 30-year fixed at 6.4%. The escrow half lands at $332 a month before the loan is touched.
Result$2,959.42 per month (PITI) — $2,627.12 loan + $332.29 escrow
Over the full 30 years that loan costs $525,765 in interest on top of the $420,000 borrowed. Escrow is 11% of the monthly payment in Utah, so comparing quotes on principal and interest alone hides a large part of the real cost.
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