Utah property tax calculator

Each year your county assessor sets a market value on your home as of January 1. If the home is your primary residence, Utah taxes only 55% of that value, because 45% is exempt. Each local group that serves the home, like the county, city, school district and water district, sets a tax rate. Those rates add up to one total rate, and the total rate times your taxable value is your tax. It is due November 30.

Start with the market value. For a primary home, multiply it by 55% to get the taxable value. Then multiply by the total tax rate for the home's tax area. A second home or cabin skips the 55% step, so it is taxed on the full value. This calculator does all three steps with the rate for the town you pick.

It is a break on the home you live in. Utah law exempts 45% of the market value of a primary residence, so you pay tax on 55%. It covers the home and up to one acre of land. Each household gets one, and a home has to be lived in for 183 days in a row during the year to count.

Plan on it. The exemption does not move to you with the home. Many counties already ask new owners to sign a short form, and starting January 1, 2027, every county must get one after a home changes hands (Tax Commission form TC-473A). File it with the county by September 15. A home that is still being built uses a different form.

A long term rental that is a tenant's full time home can. The owner signs a rental declaration with the county, and the county may ask for the lease. A second home, a cabin or a nightly rental does not get it, so it is taxed on the full value.

It depends on the town and the tax area. Pick Washington County and your town above, like St. George, Washington, Hurricane, Ivins or Santa Clara, and the page shows the rate and the yearly tax on the home. The Washington County Assessor sets values, and the Treasurer sends the bills.

It depends on the town and the tax area. Pick Iron County and your town above, like Cedar City, Enoch or Parowan, and the page shows the rate and the yearly tax. The Iron County Assessor sets values, and the Iron County Treasurer sends the bills.

November 30 each year, for the whole year. Your county mails a value notice in the summer and the tax bill in the fall. If you have a mortgage, your lender usually pays the bill from the escrow money in your monthly payment.

It is a Utah rule that stops a tax rate from rising on its own when home values go up. Each year a group gets a rate that brings in about the same money as last year, plus money from new homes. To collect more, it has to say so on your value notice and hold a public hearing first.

Yes. If the market value on your notice looks too high, you can appeal to the county board of equalization. The deadline is September 15, or 45 days after the county mails your notice, whichever is later. You appeal the value, not the rate.

Yes. Utah has a homeowner credit for older owners with lower incomes, a reduction for people who cannot pay, and exemptions for some veterans with a disability, active duty service members and people who are blind. Most need a form filed with your county each year, often by September 1. The Utah State Tax Commission lists each one and the county office to call.

Some newer neighborhoods pay for their roads, water lines and other public parts through their own district. That district adds its own tax rate on top of the usual ones. If a town has one, this page says so and shows the highest rate in that town.

It uses the newest full list the Utah State Tax Commission has posted for every tax area in the state. Groups set this year's rates in the summer, and the bills go out in the fall, before the state posts the new list. Rates usually move only a little from one year to the next. Your county notice shows this year's rate.

No. It is a good estimate. Your bill uses the county's market value, your exact tax area and this year's rates. Your county notice or the county's online parcel search shows all three.