Calculator·Assumptions checked September 11, 2026
The full monthly payment on a Washington County home at today's rates, including Utah property tax with the primary residence exemption, insurance, HOA dues, and mortgage insurance.
Not sure what it would sell for? Start with a free range.
Check my home’s value →Monthly payment
$3,023
$2,833 low · $3,238 high
At 6.76%, with 20% down.
Columns run the rate half a point either side of 6.76%, with property tax, insurance, and mortgage insurance at the low and high end of their bands alongside.
| Line | 6.26% | 6.76% | 7.26% |
|---|---|---|---|
| Each month | |||
| Principal and interest$416,000 loan over 30 years. | $2,564 | $2,701 | $2,841 |
| Property taxWashington County 2026 rates on 55% of value. | $139 | $157 | $181 |
| Homeowners insuranceUtah averages, scaled to price. | $130 | $165 | $217 |
| Total monthly payment | $2,833 | $3,023 | $3,238 |
| What it takes | |||
| Household income to qualifyAt a 28% housing ratio, the usual lender ceiling. | $121,000 | $130,000 | $139,000 |
| Cash to close$104,000 down plus 2% to 4% in buyer closing costs. | $114,400 | $119,600 | $124,800 |
Selling? This is the payment a buyer is looking at on your asking price, which is the other half of knowing what it’s worth. Get a free value range for your address →
Rates from Freddie Mac’s weekly survey; your quote depends on credit, points, and the lender. Property tax uses Washington County’s 2026 certified rates on the purchase price; the assessor sets its own value each year. Not lending advice.
Principal and interest come from the standard amortization formula at the rate you enter, and the columns run that rate half a point lower and higher, which is roughly the spread between a strong credit file with points and an ordinary one without. Property tax, insurance, and mortgage insurance each have their own low and high, lined up with the rate columns. The income row uses the 28% housing ratio most lenders treat as a ceiling, and cash to close adds Utah’s usual 2% to 4% in buyer closing costs to the down payment.
If you’re selling rather than buying, this is the other side of your asking price: the monthly number the buyer of your home is weighing, and the household income it takes to qualify for it.
Utah taxes a primary residence on 55% of its market value. A second home or a short term rental pays on all of it, which matters here more than in most places because so many St. George buyers are buying a second home. The exemption follows the occupant, so a long term rental whose tenant lives there full time keeps it. The 2026 certified rates:
| Tax area | 2026 rate | $500,000 primary | $500,000 second home |
|---|---|---|---|
| Unincorporated Washington County | 0.5843% | $1,607 | $2,922 |
| St. George | 0.6596% | $1,814 | $3,298 |
| Washington City | 0.6603% | $1,816 | $3,302 |
| Santa Clara | 0.6767% | $1,861 | $3,384 |
| Ivins | 0.7038% | $1,935 | $3,519 |
| Hurricane | 0.7590% | $2,087 | $3,795 |
The county’s median bill was $1,874 in 2026, about 0.38% of value. The assessor updates market values every year, so a long time owner’s bill is a guide to yours, not a promise; the calculator estimates from the purchase price instead unless you enter a figure.
Under 20% down on a conventional loan adds private mortgage insurance until the balance reaches 80% of value. Rates depend on credit score and how little you put down: the Urban Institute’s April 2026 table runs from 0.46% a year at a 760 score to 1.50% in the low 600s on a 3.5% down loan, and lower bands apply at 10% or 15% down. FHA loans charge 1.75% up front, financed into the loan, plus 0.55% a year above 95% loan to value and 0.5% at or below it, for the life of the loan when the down payment is under 10%. VA loans have no monthly mortgage insurance; their funding fee is financed and not shown here.
Utah is one of the cheaper states to insure a house. The 2026 averages from the big comparison sites run $1,548 to $1,814 a year at $300,000 of dwelling coverage, about $1,810 to $2,238 at $400,000, and $3,033 at $600,000. The calculator scales that to price at 0.3% to 0.5% a year, since the lot isn’t insured and dwelling coverage usually runs below the purchase price. A quote for the specific house will move with the roof’s age and the deductible.
The 2026 conforming limit is $832,750; Washington County isn’t a high cost county, so anything above that is a jumbo loan with its own pricing. The FHA limit for the county is $607,200. The calculator flags a loan that crosses either line.
Discount points and lender fees, which show up in cash to close but not the payment. Temporary buydowns, adjustable rates, and HOA special assessments. Utilities, which in a St. George summer deserve a line of their own. And the seller’s side of the ledger, which the closing cost calculator covers.
The payment above is what a buyer sees on your asking price. A free range for your specific address tells you what that asking price should be.
See what your home would list for