Provo Mortgage Calculator

Provo mortgage calculator: plan the whole payment

Provo is home to Brigham Young University, a large share of first-time buyers, and a big rental market. The payment depends on price and rate, and also on whether the home was taxed as a rental before you buy it. This page gives you current Provo numbers, a worked example near the local median, and the Utah tax and loan rules that belong in any honest estimate. Summit Lending LLC (NMLS 2394434) is a mortgage broker based in Garland, Utah. We compare loans from multiple wholesale lenders and can turn your calculator result into a real quote for a home in Provo.

Ready to shop? Start a Provo preapproval, or read about Provo 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].

Provo numbers to start with

Redfin put the Provo median sale price at about $508,000 for the three months ending August 2026, up 11.7% from the same period a year earlier. About 216 homes sold in August, compared with 240 a year earlier, and homes took a median of about 32 days to sell, versus 29 days last year, with an average sale-to-list ratio near 98.9% (Redfin Provo data). Prices jumped over the past year, though the number of sales was lower, so expect competition for well-priced homes.

For a wider view, compare Utah County and neighboring Orem. Homes near campus are often rentals, and many have basement apartments. If you plan to rent part of the home, ask how a lender will count that income.

Rates set the base of every estimate. Freddie Mac's weekly survey put the average 30-year fixed rate at 7.40% for the week of October 8, 2026, up from 7.28% a week earlier and 6.30% a year ago. It was the seventh weekly increase in a row and the highest reading since November 2023. The 15-year average was 6.73% (AP report on the Oct 8 survey; weekly history in the PMMS archive and on FRED). Those are national averages for borrowers with strong credit and roughly 20% down, not Provo 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.

What goes into a Provo payment

• Principal and interest. The calculator's core result, set by price, down payment, rate, and term.
• Property tax. Based on 55% of market value for a primary home, multiplied by the combined rate for your exact taxing area. Former rentals may have been taxed on full value.
• Homeowners insurance. Standard policies usually exclude earthquake damage, so ask your agent about a separate earthquake policy or endorsement along the Wasatch Front.
• Mortgage insurance. PMI on conventional loans with less than 20% down, or FHA's annual premium.
• HOA dues. Common in condos, townhomes, and newer subdivisions.

Utah's primary residential exemption

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. It covers the home and up to one acre of land, and the home has to be a primary residence for at least 183 days of the year (Utah State Tax Commission; residential property guidance). On a $508,000 home in Provo, the taxable value would be about $279,400. A second home or rental is taxed on full value, which can make the same house cost much more to hold as an investment.

For the calculator, start with the seller's most recent tax notice and confirm the home was taxed as a primary residence. If it was a rental, your bill may drop after you qualify for the exemption.

Worked example: a $508,000 home in Provo

Take a $508,000 home near the Provo median with 10% down. The loan is $457,200. At 7.40%, principal and interest on a 30-year fixed is about $3,166 a month. At last year's 6.30%, the same loan would have been about $2,830, so the rate change alone adds about $336 a month.

A 15-year fixed at 6.73% raises the payment to about $4,041, while total interest drops to about $270,133, compared with about $682,402 over 30 years at 7.40%. Add tax, insurance, PMI, and HOA dues for the full number. If it is more than you want to carry, compare a lower price point, a larger down payment, a temporary or permanent rate buydown paid by the seller, or Utah Housing assistance.

How the loan type changes your Provo 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 $508,000 Provo 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 $15,240 on $508,000 (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 $508,000 with 3.5% down, the base loan is $490,220, the upfront premium adds $8,579, and principal and interest on $498,799 is about $3,454 at 7.40%. The monthly premium adds roughly $225, for about $3,678 before taxes and insurance. The 2026 FHA one-unit limit in Utah County is $601,450, so this price fits.

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 $508,000 brings the loan to about $518,922, with principal and interest near $3,593 at 7.40%.

USDA

USDA guaranteed loans allow no down payment in eligible rural areas for households under the income limits (USDA guaranteed loans). Provo is not in a USDA eligible area. Check an address on the USDA eligibility map before you count on it.

2026 loan limits in Provo

The 2026 conforming loan limit for a one-unit home in Utah County is $832,750 (FHFA announcement, FHFA county file). The FHA one-unit limit is $601,450 for the Provo-Orem-Lehi metro area (HUD announcement, HUD lookup). FHA's two-unit limit is higher, which matters if you buy a duplex and live in one side.

Down payment help

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 loan adds its own payment. See our Provo first-time home buyer guide for the details.

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 nearby areas

Nearby: Orem, Utah County, Spanish Fork, Lindon, American Fork, and Lehi. Elsewhere in Utah: Salt Lake City, Salt Lake County, and Wasatch County. Or use the statewide Utah mortgage calculator.

Related pages

See the Provo mortgage overview, Provo refinancing, Provo construction loans, Provo reverse mortgages, and Provo commercial loans. Statewide, compare Utah mortgage loans, Utah purchase loans, Utah refinancing, Utah preapproval, Utah mortgage calculator.

Sources

• Redfin, Provo, UT housing market
• Redfin, Utah housing market
• AP via WTOP, Freddie Mac rates for Oct 8, 2026
• Freddie Mac PMMS archive
• Freddie Mac Primary Mortgage Market Survey
• FRED, 30-Year Fixed Rate Mortgage Average
• Utah State Tax Commission, primary residential exemption
• Utah State Tax Commission, residential property
• 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.