Property Tax – Utah
Any person who owns real estate in Utah is also liable for Utah property taxes in addition to state income taxes.
Real estate tax regimes impose financial obligations on land and building owners depending on the value of their properties.
State real estate taxes vary across the U.S., with Utah’s likely being higher than Wisconsin’s or any other state’s.
How the Utah Property Tax Works
Property taxes in Utah are primarily handled at the county level. The state establishes rules and supports counties in administering the property tax; nonetheless, counties are responsible for property appraisal and tax rate calculation.
The first step in Utah’s property tax system is to value the property. State law requires county assessors to physically evaluate and value all property in their county at least once every five years. The goal of this appraisal is to determine the entire market’s worth. Between appraisals, the market value is updated using sales data and other considerations.
In Utah, residential property is exempt from 45% of property taxes. Thus, if the market value of your home is $100,000, the taxable value is just $55,000. Your local tax rates apply to the taxable value.
What are the Utah Property Tax Rates?
Utah has over 1,000 different property tax regions, each with its own rate. These areas result from the ability of counties, cities, school districts, and water districts to levy property taxes.
The rate that homeowners pay is calculated by adding the rates of all appropriate tax authorities. Utah expresses tax rates as a percentage of the taxable value.
When comparing counties or states, consider the effective property tax rate. This is the median annual payment expressed as a percentage of the median home value.
Here are the Utah median home value, median annual property taxes, and the average effective tax rate for every county in Utah.
| County | Median Home Value | Median Annual Property Tax Payment | Average Effective Property Tax Rate |
| Beaver | $209,000 | $907 | 0.43% |
| Box Elder | $226,200 | $1,337 | 0.59% |
| Cache | $256,400 | $1,722 | 0.67% |
| Carbon | $148,600 | $1,046 | 0.70% |
| Daggett | $152,500 | $867 | 0.57% |
| Davis | $320,100 | $2,308 | 0.72% |
| Duchesne | $188,300 | $1,335 | 0.71% |
| Emery | $137,400 | $927 | 0.67% |
| Garfield | $182,500 | $866 | 0.47% |
| Grand | $287,900 | $1,465 | 0.51% |
| Iron | $231,300 | $1,237 | 0.53% |
| Juab | $250,900 | $1,334 | 0.53% |
| Kane | $239,900 | $1,264 | 0.53% |
| Millard | $166,900 | $956 | 0.57% |
| Morgan | $417,600 | $2,415 | 0.58% |
| Piute | $182,400 | $933 | 0.51% |
| Rich | $205,300 | $836 | 0.41% |
| Salt Lake | $336,100 | $2,515 | 0.75% |
| San Juan | $128,700 | $1,316 | 1.02% |
| Sanpete | $206,800 | $1,250 | 0.60% |
| Sevier | $173,600 | $1,178 | 0.68% |
| Summit | $678,500 | $2,696 | 0.40% |
| Tooele | $236,600 | $2,058 | 0.87% |
| Uintah | $194,000 | $1,244 | 0.64% |
| Utah | $336,200 | $1,991 | 0.59% |
| Wasatch | $452,900 | $2,314 | 0.51% |
| Washington | $306,900 | $1,878 | 0.61% |
| Wayne | $228,800 | $1,061 | 0.46% |
| Weber | $249,100 | $2,173 | 0.87% |
Source: SmartAsset
Salt Lake County
Salt Lake County has a population of little more than 1.1 million, making it Utah’s largest county. It also includes the state’s main metropolis, Salt Lake metropolis, after which it is called. The county’s average effective tax rate is 0.75%, the third highest in the state.
According to the Salt Lake County website, the county is divided into over 360 tax districts. Total tax rates in those districts range between 1.01% and 1.73%. Residential property is assessed at 55% of its market value.
If you have questions about how property taxes can affect your overall financial plans, a financial advisor in Salt Lake City can help you out.
Utah County
Utah County, located just south of Salt Lake County in central Utah, is the state’s second-largest county by population. Its largest city is Provo. In Utah County, homeowners pay a median annual property tax of $1,991. This is the sixth-highest figure among Utah counties, yet it is over $1,000 lower than the national median.
Davis County
Davis County, located along the eastern bank of the Great Salt Lake, has property tax rates that are slightly higher than the state average but lower than those in neighboring Salt Lake County. Davis County’s average effective tax rate is 0.72 percent. At that rate, taxes on a $200,000 home would be approximately $1,500 each year.
Weber County
Weber County is Utah’s fourth-largest county, with a population of around 267,000. Ogden is the largest city in the county. On average, Weber County has Utah’s second-highest property tax rates. The county’s average effective rate is 0.87%, trailing only San Juan County, which has a rate of 1.02%.
Washington County
Washington County is located in Utah’s southwest region, bordering Nevada and Arizona. It is named after the first president of the United States, George Washington. It also includes significant areas of Zion National Park and the Red Cliffs Conservation Area. Washington County’s typical annual property tax is $1,878, the ninth highest in the state.
Summit County
Summit County is in northeastern Utah. Its major city is Park City, which receives thousands of tourists throughout the ski season due to its proximity to Salt Lake City. The county’s median yearly property tax payment is $2,696, which is the highest in the state.
Summit County’s high taxes are primarily due to the state’s highest home values. Summit County’s median house value is $678,500. Another issue contributing to these high taxes is that a large portion of the residential property in Summit County, which is home to some of the nation’s best ski resorts, is not owner-occupied and thus does not qualify for the homeowner’s exemption.
What are Property Taxes Used For?
Utah uses the money it collects for a variety of state-wide public programs. It could be used for:
- First responders and other law enforcement
- General government services
- Local levies
- Municipal infrastructure and land construction or improvements
- Municipal employees’ pay
- Resident services like garbage pickup
- Recreational services
- Protective services
How Do You Pay Utah Property Tax?
Property taxes in Utah are probably already being paid if you pay your mortgage. It would be removed from escrow. A typical mortgage payment consists of:
- Principal
- Interest
- Homeowner’s insurance
- Utah real estate taxes
Check your most recent mortgage statement to see if your monthly mortgage payment includes Utah real estate taxes. It’s likely to appear on the statement as a line item.
View more information on Utah real estate tax rates.
Where to Go for State Property Tax Help
Real estate taxes can be complicated. Property taxes must be estimated correctly in order for you to avoid overpaying, underpaying, or not paying any at all. You can also deduct federal real estate taxes in addition to this. However, it might be difficult to ascertain how much the deduction is, who receives it, and when.
XOA TAX Live Service is the place to go if you need more assistance with your Utah real estate tax issues or general Utah state tax facts. We’ll match you with a tax professional who is knowledgeable about your state. Without going to an office, you can get your taxes done by a professional tax expert.
Want to file in a different way? No issue; with all of our tax filing options, you can obtain Utah state tax expertise.
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