Utah Mortgage Rates for September 2020

Utah Mortgage Rates for September 2020

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In Utah, the current average for a 30-year fixed-rate mortgage is 3.73%. The 15-year fixed-rate averages at 3.29%, while the 5/1 adjustable-rate mortgage (ARM) average is 3.32%.

Loan typeAverage rateWeekly change3-month change
30-year fixed3.73%–0.07%–0.05%
15-year fixed3.29%–0.01%–0.03%
5/1 ARM3.32%–0.24%–0.16%
Rates for a $200,000 loan with 20% down payment
Loan typeAverage rateWeekly change
30-year fixed3.73%–0.07%
15-year fixed3.29%–0.01%
5/1 ARM3.32%–0.24%
Rates for a $200,000 loan with 20% down payment

Like most interest rates, mortgage rates go up or down in response to changes in the economy. Sometimes, these changes offer an opportunity to reduce your loan costs by locking in your rate at the right time. To help you achieve this goal, we analyzed the current interest rates for multiple loan types and dozens of lenders in the Beehive State.

How Much Do Utah Mortgage Rates Vary?

In today's market, there's a difference of 88 basis points between Utah's highest and lowest home loan rates. On a typical 30-year mortgage, rates in the state vary from 3.50% up to 4.38%. To clarify what this means for your budget, we can apply these numbers to a theoretical loan of $200,000.

Assuming a 20% down payment of $40,000, your 30-year mortgage for $160,000 could cost $98,650 to $127,759 in lifetime interest. That's a difference of $29,109 between the lowest and highest rates currently available in Utah. Of course, there's a far smaller cost difference if you decide to sell your house in just a few years.

Comparing Home Loan Rates by Bank

While mortgage rates tend to be pretty similar across the industry, we still examined home loan rates at Utah's largest banks to see if there were any variations that might matter to a borrower.

Column graph comparing 30-year mortgage rates at major Utah banks

As in most markets, Utah's major mortgage lenders don't stray too far from one another in rate. However, we did find potential opportunities for borrowers willing to shop around. The difference between the highest and lowest 30-year mortgage rate among the state's five biggest companies came out to just over $36 per month on principal and interest, or a lifetime difference of roughly $13,000.

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At the end of 2018, home loan rates in Utah looked set to increase gradually. However, the latest announcements from the Federal Open Market Committee (FOMC) suggest that interest rates across the country may remain stable for the time being, as it awaits further clarity before making additional policy changes.

Line graph of average U.S. 30-year mortgage rates vs. effective federal funds rate since 2014

FOMC actions don't have an immediate or precise impact on mortgage rates, but the connection certainly exists. If the FOMC aims to raise rates by 25 basis points, then borrowers could reasonably expect mortgage rates to head upwards at some point. The latest news from the Fed suggests that Utahns worried about immediate increases can relax for now, as the FOMC has chosen to wait and watch.

While you should always strive to secure your best deal on your mortgage, there are several reasons why interest rate isn't the first thing to consider when you actually buy a house. Financially speaking, choosing a reasonably priced property will do far more to ensure an affordable mortgage than scrounging for the lowest rate. Besides, rates are still at historic lows even in spite of the recent upward trend. Finally, it makes little sense to wait for a "perfect" rate environment if your personal and family circumstances make it logical to proceed.

Comparing Home Loan Rates in Utah Cities

We also considered the average rate of mortgages in each of Utah's major cities to see if location had any impact on the price of home financing. In general, Utahns in the largest metropolitan areas can expect both rates and property prices to stay relatively consistent across the state.

MSAAverage mortgage rateMedian home valueEstimated monthly cost
Salt Lake City4.44%$281,396$1,172
Monthly cost shows principal and interest for a 30-year mortgage with a 20% down payment.

Because these numbers represent median and average figures, it's still possible that you'll find individual cases in which either your rate or the value of your home is higher or lower than our findings for each metro. Still, the calculations above for monthly principal and interest should provide a rough idea of how much a typical homeowner in each area can expect to pay before accounting for taxes and insurance fees.

Evaluating Mortgage Options: An Example in Salt Lake City

To illustrate how different mortgage types can affect your bottom line, we can walk through the example of a homebuyer in Salt Lake City. Given that a median home in the state capital is valued around $280,000, let's assume that our buyer closes on a 30-year mortgage for $224,000 after a 20% down payment.

In this standard mortgage scenario, the monthly principal and interest totals $1,166 while lifetime interest comes out to $195,685. However, this isn't the only financing option available. For instance, homebuyers looking for lower monthly payments in the short term can improve their situation by taking on an adjustable-rate mortgage (ARM). Typically, ARMs offer lower rates for a fixed number of years before entering a period in which the rate changes based on an index rate like the LIBOR.

In this example, let's say a 5/1 ARM offers a lower rate of 4% in the first five years, after which you plan to sell the house and settle the loan. The cost of interest during that period would be $42,768—compare this to the first five years of the first scenario, which would cost $50,844 for a difference of over $8,000. Of course, ARMs should be handled with care if you plan to stay in the mortgage for any length of time beyond the initial fixed rate period.

On the other end of the spectrum, you may want to find a mortgage that lets you minimize the time required to own the home free and clear. A 15-year fixed rate loan accomplishes this in half the time, giving borrowers a much lower interest rate and overall savings at the cost of a larger monthly cost. In our example, a 15-year loan at Utah's average rate of 4.28% leads to monthly costs of at least $1,689 and lifetime interest of $79,931.

Chris Moon

Chris is a Product Manager for ValuePenguin with years of experience in addressing critical questions about mortgages and homeowners insurance. He spends his time evaluating insurance providers and policy features to understand where consumers might find the most cost-effective coverage. Chris has contributed insights to the New York Times and many other publications.

Editorial Note: The content of this article is based on the author’s opinions and recommendations alone. It has not been previewed, commissioned or otherwise endorsed by any of our network partners.

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Get Multiple Mortgage Offers at Once
Get Multiple Mortgage Offers at Once
LendingTree can help you find and compare mortgage rates, all without affecting your credit.
See Offers

on LendingTree's secure website. NMLS #1136: terms and conditions apply