Starting values: $545,200, which is the Utah median (7th of 51), 20% down and a 7.40% rate. Monthly cost: $3,334.72 ($3,019.88 loan, $222.58 property tax, $92.25 homeowners insurance). Put 5% down and add PMI and it rises to $4,116.75.
Homestead exemptions and property tax relief
The primary residential exemption taxes a home you live in at 55% of market value, a 45% exemption. Generally, you must occupy it for at least 183 consecutive days. Beginning January 1, 2027, a change in ownership requires a new application. Lower-income seniors can also claim the Circuit Breaker credit.
First-time buyer programs
Utah Housing Corporation's FirstHome loan for first-time buyers with a 660 score can come with a down payment second loan of up to 6% of the first loan or $27,500, whichever is less, under county income and price limits.
Transfer and recording taxes
Utah has no real estate transfer tax. Only county recording fees apply.
Closing costs to plan for
Buyers mostly pay title, escrow and lender fees. In new subdivisions, check for HOA reinvestment fees and special service district taxes.
When property tax bills are due
Utah property taxes are billed in the fall and become delinquent if unpaid by November 30. The late penalty is the greater of 2.5% or $10 per parcel, reduced to the greater of 1% or $10 if you pay by January 31, before interest starts. Taxes are paid once a year, so escrow must collect the full amount by late November.
Before you buy in Utah
The 45% primary residential exemption is what keeps Utah bills low, and counties check whether a home is actually a primary residence. You generally must live in it at least 183 consecutive days, and only one primary residence per household qualifies. It covers the home and up to one acre of land. Starting January 1, 2027, a change in ownership requires a new application, so file with the county as soon as you close. A home bought as a second home or rental is taxed on its full value.
2026 loan limit in Utah
FHFA 2026 one-unit conforming limits: Summit County and Wasatch County have the top limit ($1,150,000); 4 of 29 counties exceed the baseline. So $436,160, the 80% loan on a median home, needs no jumbo financing.
Utah numbers used above
| Measure | Utah | U.S. |
|---|---|---|
| Median home value (ACS 2024) | $545,200 | $360,600 |
| Effective property tax rate | 0.49% (43rd highest) | 0.89% |
| Average HO-3 premium (NAIC 2023) | $1,107 | $1,737 |
| Median household income | $96,658 | $81,604 |
| Median gross rent | $1,593 | $1,487 |
| Income needed at 28% (20% down) | $142,916 | – |
Frequently asked questions
When are Utah property taxes due?
They are delinquent if not paid by November 30. The penalty is reduced if you pay by January 31.
How much does Utah's primary residential exemption save?
It taxes your home at 55% of market value, a 45% exemption, on the home and up to one acre.
Do I need to apply for the Utah exemption after buying?
Starting January 1, 2027, yes: a change in ownership requires a new application with the county.
What is the median-home payment in Utah?
About $3,334.72 a month on a $545,200 home with 20% down at 7.40%, including tax and insurance.
Sources
- Utah STC, primary residential exemption
- Utah STC, Publication 27
- Utah State Tax Commission, primary residential exemption
- Utah Housing Corporation
- FHFA, 2026 conforming loan limits
- Census ACS 2024 1-year (B25077, B25103, B19013, B25064); NAIC homeowners report (2023); Freddie Mac PMMS.
See also: all states · house affordability · Utah paycheck