I'm going to show you what it costs to buy a home in Saratoga Springs, Utah. I'll cover the down payment, the closing costs, and the monthly payment.

Quick intro: I'm a mortgage loan officer, born and raised in Utah. I've been in finance for 15 years, and 6 of those as a mortgage broker.

I'll take one real listing and price it two ways, so you can see the numbers side by side.

Step 1: Find a home in Saratoga Springs

Head to search.newbhomebuyer.com and click All homes. Then open Filters. You can filter by county, then city. I picked Utah County, then Saratoga Springs.

Filter by county, then city.

Then 3 or more bedrooms, 2 or more bathrooms, and a single family house.

Bedrooms, bathrooms and home type.

And a max purchase price of $600,000.

Drag the max price to $600,000.

I sorted the results by price, high to low, and used this $599,900 listing as an example.

Show the homes, sort by price, and open one.

Step 2: Build your payment

Scroll down to the Build Your Payment section and answer the questions. For the down payment you have a couple of options. There's down payment assistance, which will completely cover your down payment. Let's try that one first.

Turn on Down Payment Assistance.

I used a 760 credit score, 2 people in the household, and $120,000 per year.

Credit score, household size and income.

Step 3: Pick an assistance program

For this buyer, the programs to choose from are the 6% option and the 3.5% option.

The two Utah Housing programs that fit this buyer.
  • The 3.5% option covers your down payment, but not the closing costs. It doesn't require a monthly payment, but it accrues interest, and it's due when you sell or refinance. If you don't make a payment, the balance just keeps growing.
  • The 6% option covers your down payment and a large chunk of the closing costs. This one does have a monthly payment.

Let's start with the 6% option. And let's pretend the seller will cover $8,000 in closing costs.

Pick the 6% option and add an $8,000 seller credit.

Option 1: Down payment assistance

This sheet shows you the interest rate, the monthly payment (which includes the second mortgage that covers your down payment), and the total cash to close. Cash to close includes the down payment, the closing costs, and the assistance.

The numbers with down payment assistance.
  • Monthly payment: $4,590
  • Rate: 6.500% (7.599% APR)
  • Cash to close: $5,517, after the $8,000 seller credit and $27,500 of assistance

Remember those numbers: $4,590 a month with $5,517 to close.

Option 2: 3% down, no assistance

Click Edit and change some of this. This time, no down payment assistance and a 3% down payment. FHA mortgages need 3.5% down, but conventional loans for first-time buyers can get away with 3%.

Edit, turn off assistance, and pick 3% down.

Keep everything else the same. With the loan type, FHA tends to be more favorable when your credit score is below 740. We're assuming a 760, so let's go conventional. Income stays at $120,000 per year.

Conventional for a 760 score.

Then pick the interest rate closest to par. I'll explain what the other rates mean in a second.

Pick the rate closest to par.

And here's the new setup: the rate, the payment, and the total cash to close, which includes everything.

The numbers with 3% down conventional.
  • Monthly payment: $4,548, about $42 less
  • Rate: 7.250% (7.616% APR)
  • Cash to close: $20,122, about $20,000

You also start with more equity in the home. Both options work.

Will the seller help?

Utah County has about 5 to 6 months of inventory as of October 2026, and that leans toward a buyer's market. So it's more common to see the seller cover closing costs, and maybe even pay extra to buy down your interest rate.

What are the lower rates on the list?

Remember that stack of interest rates? You can spend more up front to secure a lower interest rate. That's why you see lower rates on the list, each with its buydown cost next to it. That's what buying down the rate means.

Lower rates cost more up front.

Build your own payment

Again, you can build your own realistic monthly payment on any home at search.newbhomebuyer.com. If you want to see what assistance your state offers, start with the down payment assistance guide.

That's it for now. Text me with any questions: (385) 216-9740.

Example only. Figures are estimates from search.newbhomebuyer.com on October 20, 2026, for a $599,900 single family home in Saratoga Springs, Utah, a 760 credit score, a 30-day rate lock and a 30-year fixed loan. Monthly payments include property taxes ($222), homeowners insurance ($160), HOA dues ($27) and mortgage insurance. Option 1: FHA loan of $578,903 plus the financed upfront mortgage insurance premium, 3.5% down ($20,997), 6.500% interest rate, 7.599% APR, plus a $27,500 Utah Housing second mortgage at 7.500% for 30 years ($192 a month); Utah Housing decides program eligibility. Option 2: conventional loan of $581,903, 3% down ($17,997), 7.250% interest rate, 7.616% APR. Lower rates on the list (6.990% at a 7.472% APR, 7.000% at a 7.479% APR) cost $6,645 and $6,413 up front. Rates change daily, and your rate, payment and costs may be higher. This is not a Loan Estimate, a commitment to lend, or an offer of credit. Samuel Thompson · NMLS #1052267 · Integrity First Lending · Company NMLS #1006977. Equal Housing Opportunity.

What It Costs to Buy a Home in Saratoga Springs, Utah
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