Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between Illinois and Utah. Updated for 2026.
Utah wins 4 of 6 cost categories, making it the more affordable state for homebuyers overall. However, Illinois has a lower total cost when combining home price, closing costs, and insurance. Both states offer first-time buyer programs — explore the state pages for full details.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
Buying in Illinois saves you approximately $982/month ($11,784/year) compared to Utah, based on median home prices with identical loan terms.
Illinois offers meaningfully lower home prices than Utah, with median prices running 44% less ($210K difference). This gap translates to both a smaller loan and lower monthly payments. First-time buyers priced out of Utah may find Illinois far more accessible, particularly when combined with local down payment assistance programs.
Property taxes are dramatically different: Utah charges 0.58% while Illinois charges 2.07%, a gap of 1.49 percentage points. On the respective median homes, this means Illinois homeowners pay roughly $5,589 per year in property taxes versus $2,784 in Utah. Over 30 years of homeownership, this difference alone can add up to six figures. Retirees on fixed incomes should weigh this heavily.
Insurance costs favor Utah at $1,200/year versus $1,900/year in Illinois, a difference of $700 annually. While not the largest cost factor, this adds up to over $7K over a decade of homeownership. Shop multiple carriers in either state — actual premiums depend on your specific property, coverage level, and claims history.
Both states offer down payment assistance for first-time buyers. Illinois's IHDA 1stHomeIllinois provides $7,500 forgivable loan, while Utah's UHC FirstHome Loan offers Up to 6% DPA second. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: Illinois homes cost $210K less than Utah on average. That translates to roughly $982 less per month in total housing costs if you choose Illinois. For most buyers, this price gap is the single biggest factor — it affects your loan size, monthly payment, and how quickly you build equity.