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Provo Mortgage Calculator

Your full monthly payment on a Utah County home: principal, interest, property tax at your tax area's real rate, insurance and HOA.

Interactive Tool Rates checked October 20, 2026 Runs in your browser

Enter a price and a down payment, pick the tax area the house sits in, and add the insurance and mortgage insurance figures from your quotes. The calculator adds up the monthly payment a lender will look at. Property tax uses the final 2025 combined rate the Utah State Tax Commission published for that tax area, on 55% of the price if you will live there.

This is an estimate for planning, not financial advice and not a loan offer. A lender's Loan Estimate is the real number.

The house

Closing costs are separate; the closing-cost estimator covers those.

Starts at Provo 110-0000. Utah County prints the tax district on each parcel's Notice of Property Valuation and Tax Changes; ask the listing agent for it on a house you are considering. These are the final 2025 rates, the latest year the Tax Commission has published; 2026 rates will differ.

Will you live in it?

A primary residence is taxed on 55% of market value under Utah's 45% residential exemption, according to the Utah County Assessor; anything else on 100%.

If the listing or the county's records show this house's actual tax bill, enter it and it replaces the tax-area figure.

The loan
Loan term

Starts at Freddie Mac's national weekly average (7.4% for 30 years, 6.71% for 15, as of October 15, 2026). Freddie Mac publishes no 20-year average, so that term keeps whatever rate is in the box. Replace it with a lender's quote when you have one.

Your quotes

We do not guess this one. The Consumer Financial Protection Bureau says a conventional loan with less than 20% down may require private mortgage insurance, and the premium depends on the loan and the borrower, so use the figure from a lender's Loan Estimate.

How the math works

Principal and interest use the standard fixed-rate amortization formula on the price minus your down payment. Property tax is the price times 55% (for a primary residence, or 100% otherwise) times your tax area's combined 2025 rate, divided by twelve; a tax bill you enter replaces that figure. Insurance, mortgage insurance and HOA dues are added as you enter them, with no default, because no official source publishes a typical Utah County figure for any of them.

To work the other direction, from your income to a price, use the home affordability calculator. The property tax estimator shows the tax line on its own, and how Utah County property tax is assessed explains the exemption and the yearly notice.

Sources

Every default, rate and fee in this tool comes from one of these pages, read on the date shown. Rates and fees change; check the date before relying on a figure.

  1. Primary Mortgage Market Survey (weekly averages as of 10/15/2026: 30-year fixed 7.40%, 15-year fixed 6.71%), Freddie Mac. Checked October 20, 2026. Used for: Default interest rates.
  2. Residential Exemption, Utah County Assessor. Checked October 20, 2026. Used for: 45% primary-residence exemption (tax on 55% of market value).
  3. 2025 Tax Rates by Tax Area (Report 600), Utah State Tax Commission. Checked October 20, 2026. Used for: Combined property tax rate for every Utah County tax area.
  4. Truth in Taxation Calculator, Utah County. Checked October 20, 2026. Used for: The tax district is shown on the Notice of Property Valuation and Tax Changes.
  5. What is private mortgage insurance?, Consumer Financial Protection Bureau. Checked October 20, 2026. Used for: Conventional loans with less than 20% down may require PMI (shown as your own input, never estimated).