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PMI Removal Calculator for Provo, UT
Local data pre-filled
PMI is typically required when your down payment is less than 20%. On Provo's median home of $542,078, PMI applies until your balance drops to $433,662 (80% LTV). Annual PMI cost is roughly $4,879 ($407/mo). In Provo's market (cost of living: 106), home appreciation may help you reach 80% LTV faster.
✓ Calculator below is pre-filled with Provo local data
Data as of · Sources: Zillow, Census ACS, Tax Foundation, Freddie Mac
Utah Financial Snapshot (2026) — PMI Removal Calculator
Home value, monthly carrying cost, property tax, and insurance are the four levers for the pmi removal calculator in Utah.
How the PMI Removal Calculator Math Works Under Utah Law
Every real-estate number on this page runs through the same core identity: the monthly principal-and-interest payment on a fully amortizing fixed-rate loan is M = P · r / (1 − (1+r)^(−n)), where P is the loan principal, r is the monthly rate (annual rate / 12), and n is the term in months. For a typical Utah buyer in 2026, P starts from an $505,000 median home value (Zillow ZHVI)[1], minus a standard 20% down payment.
On top of P&I the calculator adds the two Utah-specific carrying costs: property tax at the state effective rate of 0.58%[2] and homeowners insurance at roughly $780/year (NAIC state average)[3]. The Freddie Mac PMMS national average 30-year fixed rate (6.30% (Freddie Mac PMMS · week of ))[4] drives the payment curve — Utah rate quotes can move a few basis points around that number depending on lender, loan size, and credit band.
Local context: Provo, UT
Housing economics in Provo, UT. The median home value runs 51.4% above the U.S. baseline for Provo, UT is $542,078 per Zillow's home-value index. Median rent runs $1,743 a month per Zillow ZORI, cheaper than the national $1,850 baseline. Effective property tax sits at 0.53% of assessed value, below the 0.99% national average tracked by the Tax Foundation.
Income and tax climate. Utah's top marginal state income tax bracket lands at 4.95% — compared to the volume-weighted national average around 4-5%. BEA's Regional Price Parity scores Provo, UT at 106.0 (national = 100), meaning a dollar in Provo, UT buys 94¢ of national purchasing power.
Local context as of 2026-04-19.
Provo versus the U.S. baseline
| Metric | Provo, UT | U.S. baseline | Difference |
|---|---|---|---|
| Median home value[zillow] | $542,078 | $358,000 | 51.4% |
| Median monthly rent[zillow] | $1,743 | $1,850 | -5.8% |
| Property tax (effective)[tax-foundation] | 0.53% | 0.99% | -46.5% |
| State top marginal income tax[tax-foundation] | 4.95% | ~4.08% (volume-weighted) | 0.9 pp |
| State cost-of-living index[bea-rpp] | 106.0 | 100.0 | 6.0 pts |
How to use the PMI Removal Calculator
Walk through using the PMI Removal Calculator with Provo, UT-specific defaults pre-loaded from primary sources.
- Enter your Provo numbersFill in the pmi removal inputs. Defaults reflect Provo, UT 2026: median home $542,078, median rent $1,743/mo, 0.53% effective property tax.
- Apply the local 2026 inputsThe median home value in Provo is $542,078 (Zillow ZHVI), with median monthly rent running $1,743/mo.
- Compare against Provo contextMonthly PITI on the $542,078 median home in Provo is ~$3,257/mo — vs a $1,743/mo median rent.
How Utah Compares to Neighboring States
| State | Median home | Top inc tax | Prop tax rate | RPP (US=100) |
|---|---|---|---|---|
| Utah (this page) | $505,000 | 4.55% | 0.58% | 95.7 |
| check Arizona | $430,000 | 2.50% | 0.66% | 100.7 |
| Colorado | $560,000 | 4.40% | 0.51% | 101.9 |
| Idaho | $465,000 | 5.70% | 0.69% | 92.2 |
| Nevada side-by-side | $430,000 | None | 0.56% | 97.9 |
Sources: Zillow ZHVI[1], state Departments of Revenue / Tax Foundation[2], Tax Foundation property taxes[3], BEA Regional Price Parities[4].
What Changes Your Result in Utah
- Down payment size:Utah's typical down payment is 12.0%according to NAR survey data. Every 5% shift changes the monthly P&I by roughly 5–6% of the headline payment.
- First-time buyer programs:Utah runs state-level first-time buyer programs (DPA, MCC) that can cut effective down payment costs by $5,000–$15,000 for qualifying buyers. See programs block below.
- County-level property tax variance:The state effective rate shown in the snapshot is a statewide weighted average. Within Utah, county rates can swing ±30% around the median, especially in border counties with differing school-district mill levies.
Related Calculations for Utah
- Utah's mortgage payment rules — PMI is added when LTV > 80%.
How Provo Compares to the National Average
Understanding how Provo stacks up helps you calibrate your financial planning.
| Metric | Provo, UT | US Average | Difference |
|---|---|---|---|
| Median Home Price | $542,078 | $420,800 | +28.8% |
| Median Monthly Rent | $1,743 | $1,713 | +1.8% |
| Median Household Income | $96,745 | $74,580 | +29.7% |
| Property Tax Rate | 0.53% | 1.10% | -51.8% |
| Cost of Living Index | 106 | 100 | +6.0% |
Sources: U.S. Census Bureau, BLS, Zillow, NAR (2024–2025). Green = favorable for residents; red = less favorable.
Provo Financial Snapshot
- Population (Metro)
- 680,000
- Unemployment
- 2.5%
- Avg Commute
- 22 min
- Median Age
- 24.8
- Price-to-Rent Ratio
- 25.9x
- Annual Property Tax
- $2,873
More Financial Calculators for Provo, UT
PMI Removal Calculator in Other Utah Cities
Frequently Asked Questions — Provo
- Can median-income households afford the median home in Provo?
- With a ~$3,257 monthly PITI and $96,745 median income, housing would consume ~40.4% of gross annual income. Qualifying under the 28% DTI rule requires ~$139,586 in annual income. Educational reference only.
- Is it better to rent or buy in Provo?
- Provo's price-to-rent ratio (25.9x) tilts toward renting — above 20x, buying is generally expensive relative to renting.
- What is the annual property tax bill on the median home in Provo?
- Approximately $2,873/yr at the 0.53% effective rate on the $542,078 median home. The national average effective rate is 1.07%.
- What share of median income goes to rent in Provo?
- The $1,743/mo median rent represents 21.6% of the $96,745 median household income. The recommended housing cost threshold is 30%; Provo falls within that guideline. Educational reference only.
- How much does commuting cost in Provo?
- Average commute time in Provo is 22 minutes per ACS. Estimated annual commute cost runs about $3,832. Educational reference only.
- How does the cost of living in Provo compare to the national average?
- Provo's BEA RPP index is 106, 6% above the national baseline of 100. For a household earning the national median income of $77,540, this translates to ~$4,652/yr in purchasing power difference. Educational reference only.
- What is the median home price in Provo, UT?
- The median home price in Provo is $542,078 as of 2025–2026.
- What is the average rent in Provo?
- The median monthly rent in Provo, UT is $1,743.
- Does the pmi removal replace professional advice?
- No. This calculator gives educational estimates using public Provo data and standard formulas. It is not personalized tax, legal, or investment advice. Consult a licensed professional for decisions with material consequences.
How we compute this — methodology
The Provo page uses local median home price ($542,078), median rent ($1,743/mo), and property tax rate (0.53%) alongside the calculator's client-side formula. Calculations run in your browser — no inputs are sent to a server.
Known limits: ZIP-level variance within Provo can be substantial — the figures shown are city-wide medians. For a precise property tax quote, consult your county assessor.
Sources
- Zillow Research — ZHVI (Zillow Home Value Index) + ZORI (Zillow Observed Rent Index), city-level. zillow.com/research/data. Retrieved 2026-04-19.
- U.S. Census Bureau — American Community Survey (ACS) 5-year estimates for median household income and population. census.gov/programs-surveys/acs.
- CalcFi state financial context — tips + first-time homebuyer programs compiled from each state's Housing Finance Authority (HFA) public pages. See
src/data/state-financial-context.ts. - Tax Foundation — state property tax effective rates and state/local sales tax rates. taxfoundation.org.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — weekly national mortgage rate averages used by mortgage-related calculators. freddiemac.com/pmms.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — weekly national mortgage rates — www.freddiemac.com/pmms. Retrieved 2026-04-19.
- NAIC Dwelling Fire, Homeowners Owners, and Homeowners Tenants Insurance Report — content.naic.org/article/homeowners-insurance-report. Retrieved 2026-04-19.
- State Departments of Revenue — official bracket + deduction publications (one primary URL per state; linked in the brackets table below) — taxfoundation.org/data/all/state/state-income-tax-rates. Retrieved 2026-04-19.
- Bureau of Economic Analysis — Regional Price Parities by State — www.bea.gov/data/prices-inflation/regional-price-parities-state-and-metro-area. Retrieved 2026-04-19.
- U.S. Department of Labor — State Minimum Wage Laws — www.dol.gov/agencies/whd/minimum-wage/state. Retrieved 2026-04-19.
- FRED (Federal Reserve Economic Data) — real median household income, unemployment, HPI, LFPR per state — fred.stlouisfed.org. Retrieved 2026-04-19.
- BLS Occupational Employment and Wage Statistics (OEWS) — state-level occupational wages — www.bls.gov/oes. Retrieved 2026-04-19.
Spot an error? Email [email protected] with the URL and the correct figure.
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National reference: Pmi Removal Calculator