Utah Mortgage Calculator

Utah mortgage calculator, with the numbers that actually move the payment

Use the calculator on this page to estimate a monthly mortgage payment for a home anywhere in Utah. A good estimate depends on three things most calculators leave to guesswork: a realistic price for your area, a current rate, and a property tax figure that reflects Utah's primary residential exemption. This guide covers each of them, plus how FHA, VA, and conventional loans change the result. Summit Lending LLC (NMLS 2394434) is a Utah-based mortgage broker in Garland, and we compare loans from multiple wholesale lenders for buyers across the state.

When you are ready to move past estimates, start a Utah preapproval or read our guide to Utah purchase loans.

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].

Utah numbers to plug in this fall

Redfin put Utah's statewide median sale price at about $522,823 in August 2026, down 0.41% from a year earlier. Roughly 2,954 homes sold that month, the typical home took about 55 days to sell, and about 19,304 homes were for sale (Redfin Utah data). The Utah Association of REALTORS tracks similar figures by county (UAR market activity). Use a price that fits the county you are shopping in. Salt Lake County, Utah County, Davis County, Cache County, and Box Elder County each have their own price range, and Park City and Summit County are high enough that the county has a higher conforming loan limit than the rest of the state.

Rates set the base of every estimate. Freddie Mac's weekly survey put the average 30-year fixed rate at 7.28% for the week of October 1, 2026, up from 7.03% a week earlier and 6.34% a year ago. The 15-year average was 6.60% (Freddie Mac PMMS; history on FRED). Those are national averages for borrowers with strong credit and roughly 20% down, not Utah quotes. Freddie Mac publishes a new reading every Thursday (PMMS page), so if you are running numbers a few weeks from now, update the rate first.

How Utah property tax reaches your payment

Utah taxes a primary residence on only part of its value. The primary residential exemption is 45% of fair market value, so a qualifying home is taxed on 55% of its value. The exemption covers the home and up to one acre of land, and a home has to be a primary residence for at least 183 days of the year to qualify (Utah State Tax Commission). A second home or rental does not get it.

For the calculator, that means a $520,000 primary residence would be taxed on about $286,000 of value. Local tax rates are set by each county, city, and school district, so the dollar amount still depends on the exact address. Ask for the most recent tax notice, and check whether the seller's figure includes the exemption. If you are buying a second home or an investment property, use the full value instead.

Worked example: a $520,000 Utah home

Say you buy a $520,000 home, close to the statewide median, with 10% down. The loan is $468,000. At the 7.28% survey average, principal and interest comes to about $3,202 a month on a 30-year fixed. A year ago, at 6.34%, it would have been about $2,909. A 15-year fixed at 6.60% pushes the payment to about $4,103, but cuts total interest over the full term to about $270,460, compared with about $684,761 on the 30-year at 7.28%.

Then add property tax (on 55% of value for a primary home), homeowners insurance, PMI with less than 20% down, and any HOA dues. Many newer neighborhoods in Lehi, West Jordan, and Layton have HOAs, and lenders count those dues in your debt-to-income ratio.

How the loan type changes your Utah 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 $520,000 Utah home changes by program, using the 7.28% 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 $15,600 on $520,000 (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 $520,000 with 3.5% down, the base loan is $501,800, the upfront premium adds $8,782, and principal and interest on $510,582 is about $3,493 at 7.28%. The monthly premium adds roughly $230, for about $3,723 before taxes and insurance. In 2026, the FHA limit for a one-unit home is $637,100 in Salt Lake and Tooele counties, $744,050 in Davis, Weber, and Morgan counties, $601,450 in Utah and Juab counties, $607,200 in Washington County, and $1,163,800 in Summit and Wasatch counties, so this price fits in most of the state.

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 $520,000 brings the loan to about $531,180, with principal and interest near $3,634 at 7.28%.

USDA

USDA guaranteed loans allow no down payment in eligible rural areas for households under the income limits (USDA guaranteed loans). Eligibility is set by address, and most of the larger Wasatch Front cities do not qualify. Check an address on the USDA eligibility map before you count on it.

2026 loan limits in Utah

The 2026 conforming limit for a one-unit home is $832,750 in most of Utah. A few counties are higher: Summit and Wasatch at $1,150,000, Wayne at $997,050, and Grand at $839,500 (FHFA announcement, FHFA county file). For FHA, the national floor is $541,287 and the ceiling is $1,249,125 (HUD announcement). Cache County sits at the floor, and Rich County is $579,600 (HUD lookup).

Down payment help in Utah

Utah Housing Corporation offers down payment assistance and first mortgage programs through participating lenders (Utah Housing down payment assistance). If you plan to use assistance, include it in the down payment field, and remember that a repayable second mortgage adds its own monthly payment. Our Utah first-time home buyer guide goes through the options.

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).

Utah city and county calculators

For a more local estimate, use the calculator for your area: Salt Lake City, Provo, Ogden, Orem, Lehi, West Jordan, Layton, Park City, Brigham City, Tremonton, and Garland. County pages include Salt Lake County, Utah County, Davis County, Weber County, Washington County, Cache County, Summit County, and Box Elder County.

Related pages

See the Utah mortgage overview, Utah refinance options, Utah reverse mortgages, and Utah construction loans. Calculators for Idaho, Wyoming, Texas, and Arkansas are on the main loan calculator page.

Sources

• Redfin, Utah housing market
• Utah Association of REALTORS market activity
• Freddie Mac PMMS, Oct 1, 2026 release
• Freddie Mac Primary Mortgage Market Survey
• FRED, 30-Year Fixed Rate Mortgage Average
• Utah State Tax Commission, primary residential exemption
• 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
• Utah Housing Corporation, down payment assistance
• 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.