Total monthly cost of ownership
Cost to Own a Home in Eagle Mountain, Utah
A $470,000 home here costs
$3,238per month, all in — with 20% down at today's 6.66% 30-year fixed rate.
A standard mortgage calculator would have told you $2,416. The real number is $822 higher every month — 34% more than the payment most buyers budget for.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Eagle Mountain against Utah County and Utah
| Measure | Eagle Mountain | Utah County |
|---|---|---|
| Median home value | $469,500 | $489,200 |
| Median property tax | $2,100 | $2,234 |
| Effective tax rate | 0.447% | 0.457% |
| Median gross rent | $1,995 | $1,441 |
| Population | 49,514 | 683,622 |
The weather behind that power bill
Eagle Mountain sits in Utah County, which averages a high of 93.1°F in its hottest month and a low of 22.0°F in its coldest, with 20.19" of precipitation a year and 33% of it in a single three-month stretch. That climate drives 1,013 cooling and 5,415 heating degree days, which is what sets the $117 electricity line above.
See the full climate breakdown for Utah County — month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Utah County
Common questions
How much does it cost to own a home in Eagle Mountain?
A $470,000 home in Eagle Mountain, Utah costs approximately $3,238 per month with 20% down at 6.66%. That is $2,416 principal and interest, $175 property tax, $71 homeowners insurance, $185 utilities and $392 set aside for maintenance.
What is the property tax rate in Eagle Mountain?
Eagle Mountain has an effective property tax rate of 0.447%, based on a median home value of $469,500 and median real estate taxes of $2,100. That is lower than the Utah County average of 0.457%.
What is the average home price in Eagle Mountain?
The median owner-occupied home value in Eagle Mountain, Utah is $469,500, against $489,200 across Utah County.
Is it cheaper to rent or buy in Eagle Mountain?
Median gross rent in Eagle Mountain is $1,995 a month, against $3,238 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Eagle Mountain — US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance — NAIC average premium for Utah.
- Electricity price — EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate — Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.