Could You Be Paying More Property Tax Than Necessary?
A free Utah property tax savings guide exploring assessment appeals, senior and veteran benefits, exemptions, deferrals, and county-specific relief programs for homeowners and renters along the Wasatch Front.
Disclaimer: This guide offers general educational information and preliminary guidance only. It does not determine eligibility, guarantee a tax reduction, or replace advice from a tax professional, attorney, or the Utah State Tax Commission. Program names, amounts, and deadlines change. Readers must verify with their county assessor/auditor, the Utah State Tax Commission (propertytax.utah.gov), or a qualified advisor. Adam and Natalie Stark are real estate professionals, not tax attorneys or CPAs.
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Property Tax Savings Wizard
Answer a few quick questions to see which Utah property tax relief programs and appeal options may be relevant to you.
Privacy note: We do not collect Social Security numbers, tax returns, medical records, VA records, or other sensitive documents.
Property Location
Tell us where the property is located along the Wasatch Front and beyond.
How Property Tax Appeals Work in Utah
If you believe your property's assessed value does not reflect its actual market value, you have the right to appeal. Understanding the process is the first step toward a fair assessment.
Appeal Window
Appeals to the County Board of Equalization are typically accepted from roughly August 1 through September 15 each year. The firm deadline is September 15, unless it falls on a weekend or holiday, in which case the deadline moves to the next business day.
County Boards of Equalization
Each county (Salt Lake, Utah, Davis, Weber, Washington, Cache, Summit, Wasatch, Tooele, and others) runs its own Board of Equalization through the county auditor or clerk. You file your appeal with your specific county.
Appealing a Decision
If the County Board of Equalization denies your appeal, you may further appeal to the Utah State Tax Commission. This second-level review provides an additional layer of recourse.
Late Appeals
Late appeals are accepted only under limited criteria, such as a significant change in market conditions or clear clerical error on the assessment notice. The bar for a late appeal is high.
Important: An appeal is about the property's market value, not the tax rate or how the county spends tax revenue. You must provide evidence that your property is worth less than its assessed value. Prepare comparable sales, appraisals, or documentation of defects to build your case.
Deductions & Relief Programs
Utah-specific programs that may reduce your property tax burden. Most county-administered applications are due September 1 each year.
General Primary Residence Exemption
Owner-occupants of a primary residence in Utah.
A 45% residential exemption applied to the assessed value of owner-occupied primary residences. Confirm the current exempt amount with your county.
Automatically applied when you file for the exemption with your county assessor upon purchasing your home.
Senior Property Tax Abatement (Circuit-Breaker)
Homeowners age 67 or older who meet income limits. Refer to Utah State Tax Commission Publication 36 for current income thresholds.
Also known as the Homeowner's Tax Credit. Provides abatement of 50% of total property tax or a statutory maximum, whichever is less.
Application deadline is September 1 each year. File with your county assessor. Amounts adjust annually.
Eligible Owner Property Tax Deferral (75+)
Homeowners age 75 or older who own and occupy their home.
Allows deferral of property taxes with interest. Taxes are paid when the property is sold or transferred.
Apply through your county assessor's office. Interest accrues on the deferred amount.
Veteran with a Disability Exemption
Veterans with a service-connected disability percentage determined by the VA. The exemption amount scales with the disability rating.
A substantial exemption on taxable property value. The exact amount adjusts annually. Confirm the current figure with your county assessor.
File with your county assessor. Documentation from the VA is typically required.
Blind Exemption
Legally blind individuals who own and occupy their primary residence in Utah.
A set taxable-value exemption. The amount was roughly $11,500 (confirm the current figure with your county).
Submit documentation of legal blindness to your county assessor.
Active Duty / Reserve Duty Military Exemption
Active duty service members and reservists stationed in Utah or whose primary residence is in Utah.
Partial exemption on qualifying property. The exact benefit depends on active-duty status and station.
Provide military orders and documentation to your county assessor.
Indigent / Low-Income Abatement
County-administered program for low-income households. Income limits are set by each county.
Partial or full abatement of property taxes based on household income and assets.
Contact your county assessor or human services department. Application deadlines vary by county.
Renter's Credit
Income-qualified renters in Utah who pay property tax indirectly through rent.
A refundable tax credit on Utah state income tax for qualified renters. The credit amount is based on income and rent paid.
File Utah Form TC-40 with the Utah State Tax Commission when filing annual state income taxes.
Agricultural Land Valuation
Landowners with property in qualifying agricultural use under the Farmland Assessment Act.
Qualifying land is assessed at its agricultural value rather than its full market value, which can result in significant tax savings.
File an application with your county assessor demonstrating qualifying agricultural use.
Important note: Most county-administered program applications are due September 1 each year. Tax relief amounts and deadlines change annually. Always verify current program details with your county auditor or assessor, or the Utah State Tax Commission at propertytax.utah.gov.
Evidence Checklist for a Property Tax Appeal
To build a strong appeal case, gather as much of the following documentation as possible before the September 15 deadline.
Comparable Sales
3 to 5 comparable property sales from within roughly the past year, as close to your property as possible. Adjust for differences in size, condition, and features.
Photos & Documentation
Clear photos and written documentation of any damage, defects, or conditions that reduce your property's value (foundation cracks, roof issues, deferred maintenance, etc.).
Purchase Price & Date
Your own recent purchase price and closing date, especially if you bought the property within the last 12 months and the price was below the assessed value.
Recent Appraisal
A professional appraisal completed within the last year that supports a lower market value than the county's assessment.
Assessment Notice
Your official property tax assessment notice from the county. This contains the assessed value and parcel number you are appealing.
Evidence of Declining Market Value
Market reports, news articles, or real estate data showing a downward trend in property values in your neighborhood or community.
Frequently Asked Questions
Can I appeal just because my taxes went up?
No. An appeal is not about the amount of tax you owe, it is about the assessed market value of your property. You appeal the assessed value, not the tax rate or how the county spends your tax dollars. If your taxes increased because the tax rate changed or because of a bond election, an appeal based on value alone will not reduce your bill.
What is the deadline to appeal in Utah?
The deadline to file an appeal with the County Board of Equalization is September 15 each year. If September 15 falls on a weekend or holiday, the deadline moves to the next business day. Appeals are typically accepted from roughly August 1 through the deadline. Late appeals are accepted only under limited circumstances.
What tax relief exists for Utah seniors?
Utah offers several relief programs for seniors, including the Senior Property Tax Abatement (circuit-breaker / Homeowner's Tax Credit) for qualifying homeowners age 67 and older with income limits, and the Eligible Owner Property Tax Deferral for homeowners age 75 and older. Most applications are due September 1. Check with your county assessor for current income limits and deadlines.
Do disabled veterans get a property tax exemption in Utah?
Yes. Utah provides a substantial property tax exemption for veterans with a service-connected disability. The exempt amount scales with the VA disability rating percentage. Veterans with a 100% permanent and total service-connected disability qualify for the highest exemption tier. Documentation from the VA is required. Contact your county assessor for current exemption amounts and application procedures.
Is the same program available in every county?
Most state property tax relief programs are county-administered, meaning your county assessor or auditor handles the application process. While state law sets the general framework, amounts, deadlines, and specific procedures can vary from county to county. Always verify locally with your county auditor/assessor or the Utah State Tax Commission at propertytax.utah.gov.
How Adam & Natalie Can Help
Adam Stark, SRES and Natalie Stark of Stark Group Real Estate, Summit Sotheby's International Realty, are the team that will be honest with you about property taxes, assessments, and what to ask before buying. Whether you are exploring Daybreak, South Jordan, Draper, Herriman, Lehi, Saratoga Springs, Sandy, or anywhere along the Wasatch Front, we can help you understand the full picture of homeownership costs.
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