Overview of Utah Taxes
Utah’s average effective property tax rate is just 0.66%, good for 11th lowest in the country. Here, the typical homeowner can expect to pay almost $1,600 annually in property tax payments.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
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Jennifer Mansfield, CPA, JD/LLM-Tax, is a Certified Public Accountant with more than 30 years of experience providing tax advice. SmartAsset’s tax expert has a degree in Accounting and Business/Management from the University of Wyoming, as well as both a Masters in Tax Laws and a Juris Doctorate from Georgetown University Law Center. Jennifer has mostly worked in public accounting firms, including Ernst & Young and Deloitte. She is passionate about helping provide people and businesses with valuable accounting and tax advice to allow them to prosper financially. Jennifer lives in Arizona and was recently named to the Greater Tucson Leadership Program.
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Utah Property Taxes
Residential properties that are the primary residence of the homeowner in Utah receive a property tax exemption of 45%. That means only 55% of a home’s value is subject to taxation. That exemption keeps property taxes for most homeowners quite low. Utah’s average effective property tax rate is 0.66%, 11th lowest in the U.S.
If low property taxes sound enticing, or you're considering refinancing a property in Utah, our Utah mortgage guide provides homebuying information specific to the Utah housing market.
A financial advisor in Utah can help you understand how homeownership fits into your overall financial goals. Financial advisors can also help with investing and financial plans, including taxes, homeownership, retirement and more, to make sure you are preparing for the future.
How the Utah Property Tax Works
Property taxes in Utah are largely handled at the county level. The state sets certain guidelines and assists counties with administering the property tax, but counties are responsible for the appraisal of property and the calculation of tax rates.
The first step in Utah’s property tax system is the valuation of property. By state law, county assessors are required to physical inspect and appraise all property within their county at least once every five years. The purpose of this appraisal is to calculate full market value. Between appraisals, that market value is adjusted based on sales data and other factors.
Residential property in Utah receives a 45% property tax exemption. Thus, if the market value of your home is $100,000, the taxable value is just $55,000. Your local tax rates apply to that taxable value.
Utah Property Tax Rates
There are more than 1,000 different property tax areas in Utah, each with a separate rate. These areas are a product of the fact that counties, cities, school districts and water districts can all levy property taxes.
The total of the rate between all the applicable tax authorities is the rate that homeowners pay. Utah expressed tax rates as a percentage of taxable value.
When comparing between counties or states, it is useful to look at the effective property tax rate. This is the amount paid annually as a percentage of home value. The table below shows 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|
Looking to calculate your potential monthly mortgage payment? Check out our mortgage calculator.
Salt Lake County
With a population of just over 1.1 million, Salt Lake County is the largest county in Utah. It also contains the state’s largest city, Salt Lake City, which it's also named after. The county’s average effective tax rate is 0.71%, third highest in the state.
According to the Utah State Tax Commission, there are more than 330 separate tax districts in Salt Lake County. Total tax rates in those districts range from about 1.08% to 1.72%. For residential property, assessed value is equal to 55% of 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 is located directly south of Salt Lake County in central Utah and is the state’s second largest county by population. Its largest city is Provo. The median annual property tax paid by homeowners in Utah County is $1,451. That is the sixth highest figure among Utah counties, but is still more than $500 less than the national median.
Total rates in Utah county, which apply to assessed value, range from 0.932% to 1.496%. In Provo, the total rate is 1.078%. The largest recipient of the tax in Provo is the school district, which accounts for about 70% of the total tax.
Situated along the eastern bank of the Great Salt Lake, Davis County has property tax rates somewhat higher than the state average, but lower than the rates in nearby Salt Lake County. The average effective tax rate in Davis County is 0.69%. At that rate, the taxes on a home worth $200,000 would be about $1,380 annually.
Weber County is the fourth largest county in Utah, with a population of about 244,000. The largest city in the county is Ogden. On average, Weber County has the second highest property tax rates in Utah. The county’s average effective rate is 0.78%, second only to San Juan County (0.95%).
Washington County is located in the southwest corner of Utah, along the state borders with Nevada and Arizona. It is named after the first U.S. president, George Washington. It also contains large portions of Zion National Park and the Red Cliffs Conservation Area. The median annual property tax paid by homeowners in Washington County is $1,417, eighth highest in the state.
This northeast Utah county has property tax rates somewhat lower than the state average. The county’s average effective rate is 0.62%, which is 13th highest in the state, but below the state average of 0.66%. In Logan, which is the county’s largest city, the total rate is 1.3426%.
Tooele County stretches from the Nevada border to the southeast corner of the Great Salt Lake. There are 38 different tax districts in Tooele County. Total rates in those districts range from 1.32% to 1.66%, with an average of 1.49%.
Box Elder County
The eighth most populous county in Utah, Box Elder County is named for the tree species that is so common in the county. The average effective property tax rate in Box Elder County is 0.68%, seventh highest in the state. A homeowner paying that rate on a home worth $150,000 would pay about $1,020 annually.
Iron County is located in southwest Utah, along the border with Nevada. The largest city in Iron County is Cedar City. The county contains 29 tax districts, but much of the county is unincorporated. Iron County’s average effective property tax rate is 0.61%, which ranks right in the middle of Utah's 29 counties.
Summit County is in northeast Utah. Its largest city is Park City, which houses thousands of tourists during ski season thanks to its proximity to Salt Lake City. The median annual property tax payment in the county is $2,398 per year, highest in the state.
The main reason taxes are so high in Summit County is that home values are also the highest in the state. The median home value in Summit County is $558,300. Another factor in regards to these high taxes is that a significant share of the residential property in Summit County, which is home to several of the nation’s top ski resorts, is not owner-occupied and does not qualify for the homeowner’s exemption.
Places Receiving the Most Value for Their Property Taxes
SmartAsset’s interactive map highlights the places across the country where property tax dollars are being spent most effectively. Zoom between states and the national map to see the counties getting the biggest bang for their property tax buck.
Our study aims to find the places in the United States where people are getting the most value for their property tax dollars. To do this, we looked at property taxes paid, school rankings and the change in property values over a five-year period.
First, we used the number of households, median home value and average property tax rate to calculate a per capita property tax collected for each county.
As a way to measure the quality of schools, we analyzed the math and reading/language arts proficiencies for every school district in the country. We created an average score for each district by looking at the scores for every school in that district, weighting it to account for the number of students in each school. Within each state, we assigned every county a score between 1 and 10 (with 10 being the best) based on the average scores of the districts in each county.
Then, we calculated the change in property tax value in each county over a five-year period. Places where property values rose by the greatest amount indicated where consumers were motivated to buy homes, and a positive return on investment for homeowners in the community.
Finally, we calculated a property tax index, based on the criteria above. Counties with the highest scores were those where property tax dollars are going the furthest.