Meadview 86444 Mortgage Calculator

Meadview 86444 mortgage calculator: estimate a payment near Lake Mead

ZIP code 86444 is Meadview, an unincorporated community in northern Mohave County, Arizona. It started in the 1960s as a retirement community, and it still leans that way: the 2020 Census counted 1,420 residents with a median age of 64.7, and about half were 65 or older. Kingman, the county seat, is about 67 miles south on Pierce Ferry Road, and Lake Mead sits a few miles to the west (Wikipedia, citing the 2020 Census; National Park Service). This page gives you current 86444 numbers, a worked example, and the Arizona tax and down payment rules that shape a real estimate. Summit Lending LLC (NMLS 2394434) is a mortgage broker licensed in Arizona. We compare loans from multiple wholesale lenders, so you can turn this estimate into an actual quote.

When you are ready, start a mortgage preapproval or read about home purchase loans. If you are 62 or older and already own a home here, our reverse mortgage guide may be the more useful page.

Summit Lending LLC, NMLS 2394434, is based at 4542 W 14800 N, Garland, UT 84312 and serves borrowers in Utah, Texas, Idaho, Wyoming, Arkansas, and Arizona. Call 385-200-1470 or email [email protected].

86444 numbers to start with

Redfin put the 86444 median sale price at about $255,000 for the three months ending September 2026, up 82.1% from the same period a year earlier. Homes took a median of about 46 days to sell, compared with 69 days a year earlier, and the average sale-to-list ratio was near 94.4% (Redfin 86444 data).

Do not read too much into that 82% jump. Redfin counted only 3 homes sold in September, compared with 5 a year earlier, so a single larger home can double the median. Redfin's list of recent sales in the ZIP also includes a lot of vacant lots, many of them under $30,000, which is a reminder that 86444 has a wide spread of property types. Use a price that matches the homes you are actually looking at, and ask your agent for recent comparable sales of the same type, whether that is a site-built home, a manufactured home, or land.

Rates set the base of every estimate. Freddie Mac's weekly survey put the average 30-year fixed rate at 7.40% as of October 15, 2026, unchanged from the week before and up from 6.27% a year ago. The 15-year average was 6.71%, down slightly from 6.73% a week earlier (Freddie Mac PMMS, Oct 15, 2026; weekly history in the PMMS archive and on FRED). Those are national averages for borrowers with strong credit and roughly 20% down, not Meadview quotes. Freddie Mac publishes a new reading every Thursday, so if you are running numbers a few weeks from now, update the rate first.

What goes into an 86444 payment

• Principal and interest. The calculator's core result.
• Property tax. Based on Arizona's limited property value system, explained below. The Mohave County Assessor sets values for Meadview parcels.
• Homeowners insurance. Redfin's climate data rates nearly every property in 86444 as having some wildfire risk over the next 30 years, so get a real quote early. Remote homes can also cost more to insure because they sit far from the nearest fire station.
• Mortgage insurance. PMI on conventional loans with less than 20% down, or FHA's annual premium.
• Utilities and upkeep. Not part of the mortgage payment, but desert summers, distance from services, and wells or septic systems on some lots all belong in your monthly budget.

How Arizona property tax works

Arizona does not tax a home on what you paid for it. Each property has a full cash value and a limited property value, and most taxes are figured on the limited value. Since 2015, under Proposition 117, the limited value can rise by no more than 5% a year and can never exceed the full cash value (Arizona Department of Revenue). A home you live in as your primary residence is Class 3 property, assessed at 10% of its limited value, and owner-occupied homes also receive a homeowner rebate on part of the school district tax, shown as a line on the bill (Arizona Property Taxation). The Arizona Constitution also caps the primary tax levied on residential property at 1% of its limited value, although voter-approved bonds and overrides and many special district levies are outside that cap (Arizona Constitution, Article 9, Section 18).

What this means for your estimate: the seller's bill is usually a good guide, but it is not guaranteed. If the home was a rental, it may have been taxed in a different class without the owner rebate, and your bill could drop after you file it as a primary residence. If values in the area have risen quickly, the limited value may still be catching up, so expect modest increases of up to 5% a year in the taxable value even if the price you paid was much higher.

Worked example: a $255,000 home in 86444

Take a $255,000 home, about the 86444 median, with 10% down. The loan is $229,500. At 7.40%, principal and interest on a 30-year fixed is about $1,589 a month. At last year's 6.27%, it would have been about $1,416, so the rate change alone adds about $173 a month.

A 15-year fixed at 6.71% raises principal and interest to about $2,026, but total interest falls to about $135,141, compared with about $342,544 over 30 years at 7.40%. Then add tax, insurance, and any mortgage insurance. Many Meadview buyers are retirees with savings but less monthly income, so it is worth running both a larger down payment and a shorter term before you settle on a price range.

How the loan type changes your Arizona result

Most online calculators assume a conventional loan with a fixed rate, which can make the number look better or worse than what you would actually get. Here is how the same $255,000 Arizona home changes by program, using the 7.40% survey average as a stand-in rate. Your actual rate will differ by program and profile.

Conventional

Qualified buyers can put as little as 3% down on a one-unit primary home, which is $7,650 on $255,000 (Fannie Mae eligibility matrix). Below 20% down you pay private mortgage insurance, and you can ask to cancel it once the balance reaches 80% of the original value (CFPB on PMI). PMI is priced by credit score and down payment, so add it as a separate line in the calculator rather than guessing.

FHA

FHA requires 3.5% down with a 580 or higher score (HUD FHA overview). It also adds two insurance costs a basic calculator often skips: an upfront premium of 1.75% that is usually financed into the loan, and an annual premium paid monthly. For a base loan of $726,200 or less with more than 95% loan-to-value, the annual rate is 0.55% (HUD Mortgagee Letter 2023-05). On $255,000 with 3.5% down, the base loan is $246,075, the upfront premium adds $4,306, and principal and interest on $250,381 is about $1,734 at 7.40%. The monthly premium adds roughly $113, for about $1,846 before taxes and insurance. The 2026 FHA one-unit limit in Mohave County is $541,287, the national floor, so this price fits with plenty of room.

VA

Eligible veterans and service members can buy with no down payment and no monthly mortgage insurance (VA purchase loans). A one-time funding fee applies unless you are exempt, and for first use with less than 5% down it is 2.15% of the loan (VA funding fee). Financing that fee on $255,000 brings the loan to about $260,482, with principal and interest near $1,804 at 7.40%.

USDA

USDA guaranteed loans allow no down payment in eligible rural areas for households under the income limits (USDA guaranteed loans). Meadview is a small, remote community, and USDA eligibility is set by address, so check the map before you rule it in or out. Check an address on the USDA eligibility map before you count on it.

2026 loan limits in Mohave County

The 2026 conforming loan limit is $832,750 for a one-unit home in every Arizona county (FHFA announcement, FHFA county file). The FHA one-unit limit in Mohave County is $541,287, the national floor for the Lake Havasu City-Kingman metro (HUD announcement, HUD lookup). With prices this far below both limits, FHA, VA, USDA where eligible, and conventional loans all fit most of the market.

Down payment help in Arizona

The Arizona Industrial Development Authority's Home Plus program is available statewide, in every county, city, and ZIP code. It offers up to 4% of assistance for down payment and closing costs, paired with a Home Plus first mortgage. Household income cannot exceed $155,386 (as of April 6, 2026), and one borrower has to complete a homebuyer education course before closing. The assistance is a no-interest, no-payment second mortgage that is forgiven after 60 months, but it has to be repaid if you sell or refinance within those five years (Arizona IDA Home Plus). The interest rate on a Home Plus first mortgage can be slightly higher than a market rate, so ask your lender to compare total payments with and without it.

Arizona IDA's separate Arizona Is Home program is not an option for the rest of 2026. The authority says its 2026 funds are exhausted and the program was retired for the remainder of the year as of October 6, 2026 (Arizona IDA lender information).

Buying in a remote retirement community

Meadview is small and far from the nearest city, and a few things come up here more often than in a metro area. Plan for them before you make an offer.

• Appraisals with few comparable sales. With only a handful of home sales a month, an appraiser may have to reach further back in time or further out in distance for comparables, sometimes as far as other parts of Mohave County. Leave room in your timeline, and talk to us before you agree to cover an appraisal gap.
• Manufactured homes. Financing depends on how the home is set up. Lenders generally want it on a permanent foundation and titled as real property, so tell us early if the home you like is manufactured.
• Vacant land. A standard purchase mortgage covers a home, not a bare lot. If you plan to build, look at construction loans, and budget for well, septic, and utility hookups before you buy the land.
• Wells, septic, and water. Some parcels rely on a private well or septic system, which can mean extra inspections and can limit which loan programs fit.
• Income in retirement. Lenders can count Social Security, pensions, and some retirement account income, but each has documentation rules. Bring award letters and statements to your first conversation so we can tell you what counts.
• Reverse mortgages. Homeowners 62 and older can sometimes turn equity into income, or even buy a home with a reverse mortgage for purchase. Read our reverse mortgage guide before you decide.

From a calculator estimate to a real number

1. Run a few scenarios here. Try two prices, two down payments, and both a 30-year and 15-year term so you know your range.
2. Get preapproved. A preapproval means a lender checked your credit, income, and assets. The CFPB points out that lenders use the terms prequalification and preapproval differently, so ask what was verified (CFPB comparison). Several mortgage credit checks within 45 days count as one inquiry for most scoring models, so shopping does not hurt your score more than once (CFPB on credit checks).
3. Compare Loan Estimates. Lenders must send a Loan Estimate within three business days of your application, and the standard format makes side-by-side comparison easy (CFPB on Loan Estimates).
4. Watch your debt-to-income ratio. Lenders compare your monthly debts, including the new payment, to gross monthly income (CFPB on DTI). A payment that fits your budget can still be too high for a program limit, or the reverse.
5. Check the final numbers. Your Closing Disclosure arrives at least three business days before closing. Compare it to your Loan Estimate line by line (CFPB on Closing Disclosures).

Calculators for other Arizona ZIP codes

Mohave County: 86445 (Willow Beach), and 86446 (Mohave Valley). Northern Arizona: 86021 (Colorado City), 86022 (Fredonia), 86023 (Grand Canyon), and 86025 (Holbrook). Phoenix and Tucson areas: 85281 (Tempe), and 85705 (Tucson).

Related pages

Already own a home? Compare refinance options. Building on a lot instead of buying a finished home? See construction loans. Homeowners 62 and older can read about reverse mortgages, and first-time buyers can start with our first-time home buyer guide. The main loan calculator page has calculators for every state we serve.

Sources

• Redfin, 86444 (Meadview, AZ) housing market
• Wikipedia, Meadview, Arizona (2020 Census figures)
• National Park Service, Lake Mead National Recreation Area
• Mohave County Assessor
• Freddie Mac Primary Mortgage Market Survey, October 15, 2026
• Freddie Mac PMMS archive
• FRED, 30-Year Fixed Rate Mortgage Average
• Arizona Department of Revenue, Limited Property Value (PDF)
• Arizona Department of Revenue, Arizona Property Taxation (PDF)
• Arizona Constitution, Article 9, Section 18
• Arizona IDA, Home Plus down payment assistance
• Arizona IDA, Home Plus lender information
• Fannie Mae Eligibility Matrix
• CFPB, private mortgage insurance
• HUD, Let FHA loans help you
• HUD Mortgagee Letter 2023-05, FHA annual MIP (PDF)
• VA purchase loan
• VA funding fee and closing costs
• USDA Single Family Housing Guaranteed Loan Program
• USDA property eligibility map
• FHFA, 2026 conforming loan limits
• FHFA 2026 county loan limit list
• HUD No. 25-145, 2026 FHA loan limits
• HUD FHA mortgage limits lookup
• CFPB, prequalification vs. preapproval
• CFPB, when a lender checks your credit
• CFPB, What is a Loan Estimate?
• CFPB, debt-to-income ratio
• CFPB, What is a Closing Disclosure?

Information on this page is for general education and is current as of October 2026. It is not a commitment to lend or a rate quote. Program rules, limits, and availability change, and approval depends on your credit, income, assets, property, and lender guidelines. Summit Lending LLC, NMLS 2394434. Equal Housing Opportunity.