Total monthly cost of ownership
Cost to Own a Home in Thatcher, Utah
A $328,000 home here costs
$2,408per month, all in, with 20% down at today's 7.24% 30-year fixed rate. By the 28% rule that takes a household income of about $103,000 a year.
A standard mortgage calculator would have told you $1,788. The real number is $619 higher every month, 35% more than the payment most buyers budget for.
Compare Box Elder County with anywhere in America · full county breakdown
Small-place caveat: the Census publishes these figures for Thatcher from a five-year rolling sample, and with about 1,094 residents that sample is small. The median home value here carries a much wider margin of error than a big-city figure does, so treat it as indicative rather than exact. The Box Elder County figures are drawn from a far larger sample if you want a steadier number.
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Thatcher against Box Elder County and Utah
| Measure | Thatcher | Box Elder County |
|---|---|---|
| Median home value | $327,800 | $357,400 |
| Median property tax | $1,509 | $1,828 |
| Effective tax rate | 0.460% | 0.511% |
| Median gross rent | — | $1,028 |
| Population | 1,094 | 59,725 |
The weather behind that power bill
Thatcher sits in Box Elder County, which averages a high of 89.7°F in its hottest month and a low of 14.9°F in its coldest, with 13.77" of precipitation a year and 35% of it in a single three-month stretch. That climate drives 617 cooling and 7,093 heating degree days, which is what sets the $103 electricity line above.
See the full climate breakdown for Box Elder County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Box Elder County
Talk to someone who works this market
These are Thatcher averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Thatcher every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Thatcher I already own here and may sell
Common questions
How much does it cost to own a home in Thatcher?
A $328,000 home in Thatcher, Utah costs approximately $2,408 per month with 20% down at 7.24%. That is $1,788 principal and interest, $126 property tax, $49 homeowners insurance, $171 utilities and $273 set aside for maintenance.
What is the property tax rate in Thatcher?
Thatcher has an effective property tax rate of 0.460%, based on a median home value of $327,800 and median real estate taxes of $1,509. That is lower than the Box Elder County average of 0.511%.
What is the average home price in Thatcher?
The median owner-occupied home value in Thatcher, Utah is $327,800, against $357,400 across Box Elder County.
Is it cheaper to rent or buy in Thatcher?
Rent data is not published for Thatcher at this level of detail.
What salary do you need to buy a home in Thatcher?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Thatcher, Utah at today's rate takes a household income of roughly $103,000 a year. That covers the full $2,408 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Thatcher, 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.