Not financial advice. Mortgage FV Calculator is a software calculator, not a personal-finance product or advisory service. It computes standard financial functions and displays the results for your convenience. Nothing here constitutes, or is intended to constitute, financial, investment, tax, legal, mortgage, credit, or insurance advice. Always consult a qualified professional before making any financial decision.
NPV of buying a home in Utah
Every cash flow of owning a median-priced Utah (UT) home — payments out, rent avoided, equity and sale proceeds in — discounted at 5% and compared with the same money invested elsewhere.
Negative NPV at this rate
At 6.75% on a 30-year loan with 10% down, the net present value works out to −$26,234, an internal rate of return of 4.65%. That means the same cash in a 5% alternative wins on these assumptions. Lower the price, lengthen the hold, or raise the rent you would otherwise pay, and the sign can flip.
Valuation
| NPV at a 5% discount rate | −$26,234 |
|---|---|
| NPV at the Fisher-adjusted real rate (2.44%) | $259,539 |
| IRR (nominal) | 4.65% |
| IRR in real terms | 2.10% |
The real row re-runs the same cash flows at the Fisher-adjusted discount rate — 2.44% once 2.5% inflation is removed from the 5% nominal hurdle. A lower hurdle values distant equity more highly, which is why the real figure is the larger of the two.
The inputs behind it
| Median home price | $520,000 |
|---|---|
| Loan amount | $468,000 |
| Principal & interest | $3,035/mo |
| All-in monthly (PITI + PMI) | $3,597/mo |
| Rent avoided by owning | $1,800/mo |
| Total interest over the term | $624,758 |
| Projected home value at payoff | $1,459,533 |
0.55% effective property tax, $1,300 annual insurance, 3% closing costs, 6% selling costs and 1% annual maintenance. Illustrative averages, not quotes.
What is specific to Utah
Owner-occupied homes get a 45% exemption from taxable value, so listing tax figures for rentals overstate an owner's escrow.
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NPV in other states
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming