The average Utah property tax rate is about 0.48% of a home’s value, which comes to roughly $2,525 a year on the typical Utah home. That makes Utah property tax one of the lower burdens in the country. This guide breaks down the Utah property tax rate, what the typical bill looks like, how your bill is figured, where the money goes, and — most useful of all — how
to check whether you are overpaying and how to pay less.
Utah Property Tax at a Glance
| Effective tax rate | 0.48% |
| Median annual bill | $2,525 |
| Median home value | $489,400 |
| Rank among states | #48 of 50 highest |
| vs. U.S. average | $1,746 below the U.S. average ($4,271) |
| Reassessed | Assessed values are updated annually using current market data, and each property also gets a detailed physical review on a recurring multi-year cycle. |
Rate & bill: U.S. Census Bureau ACS 2024 5-year (effective rate B25090/B25082 – the Tax Foundation method; median bill B25103; value B25077).
| Utah Property Tax | Figure |
|---|---|
| Effective property tax rate | 0.48% |
| Median annual property tax bill | $2,525 |
| Median home value | $489,400 |
| Rank (highest to lowest) | #48 of 50 states |
| U.S. average bill | $4,271 |
In This Utah Guide:
What Is the Utah Property Tax Rate?
The Utah property tax rate is not one flat number — it is the combined result of your county, city, township, and school-district rates, applied to your home’s assessed value. Across Utah, homeowners pay about 0.48% of their home’s value on average, or around $2,525 a year on a typical $489,400 home. That puts Utah near the bottom nationally — ranked #48 of 50 states from highest to lowest. Two
homes worth the same amount can still owe very different bills depending on the town and school district, so treat the statewide figure as a starting point, not your exact bill.
If your bill went up, start by reading the assessed value on your notice and asking whether it reflects what your home would realistically sell for today — assessors work from mass market data and can be off on an individual home. Next, make sure you are getting every exemption you are entitled to, especially the primary-residence reduction and any senior, veteran, or disability relief, since many homeowners qualify without
realizing it.
If the value still looks too high, you have the right to appeal to your County Board of Equalization; check your notice or your county assessor’s page for the exact window and what evidence to bring.
Think your Utah bill is too high? Check in two minutes.
How Utah Property Tax Is Calculated
Your Utah property tax starts with an assessed value set by County assessors. Each of Utah’s 29 counties has an elected County Assessor who appraises the real property in that county; the County Auditor and County Treasurer then handle the rates, billing, and collection.. Utah assessors appraise your property at its fair market value — roughly what it would sell for on the open market — as of January 1
each year.
A percentage set by law is then applied to that market value to reach the taxable (assessed) value your tax is figured on, so check the assessed value printed on your notice rather than assuming it equals the full market price. That assessed value is then multiplied by the combined local tax rate to produce your bill. In Utah, property is generally reassessed Assessed values are updated annually using current
market data, and each property also gets a detailed physical review on a recurring multi-year cycle..
The single most important number to check is your assessed value: if it is higher than what your home would sell for, your bill is too high — and that is exactly what an appeal fixes.
The actual rates in Utah are set by The rate is not set by the assessor. It is set collectively by the local taxing entities that serve your property — the county, your city or town, your school district, and any special districts (water, fire, etc.). Their combined rates make up your total rate.. That is why your neighbor one town over can pay a different bill on an identical
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house.
Where Your Utah Property Tax Money Goes
Utah property taxes mostly fund local services, with public schools typically the largest share. The rest supports county and city services such as roads, police and fire, libraries, and special districts. For most Utah homeowners, the school-district share is the biggest single piece of the bill, which is why property taxes tend to be highest where schools rely most on local funding.
One Utah note: Utah gives owner-occupied primary residences a sizable reduction so a home lived in as a primary residence is taxed on only part of its market value (see your notice for the figures). Utah also uses a “Truth in Taxation” law: when property values rise, taxing entities generally cannot quietly collect more total revenue — they must hold a public hearing and advertise any rate increase, which gives
homeowners a chance to weigh in.
How Utah Property Tax Compares
The U.S. average property tax bill is about $4,271 a year. The typical Utah bill of $2,525 is $1,746 below that. Remember that a low rate does not always mean a low bill — a state with cheap rates but expensive homes can still cost you more than Utah. The dollar bill and your own assessment matter more than the headline rate.
How to Lower Your Utah Property Tax
You cannot change the Utah property tax rate, but you have two real levers on your own bill. First, claim every exemption you qualify for. Utah offers several property tax breaks. The most common is the primary-residence exemption for a home you actually live in. Beyond that, there is relief for older homeowners (such as circuit-breaker and abatement programs), for veterans with a service-connected disability and certain surviving spouses, and
for disabled and lower-income homeowners.
These can meaningfully lower a bill, so it is worth checking with your county assessor or auditor whether you qualify — amounts and income limits are set separately and vary by county. Second, appeal your assessment if your home is valued higher than it would sell for — studies suggest a large share of homes are over-assessed, and appeals often succeed.
Don’t want to appeal your Utah taxes yourself? A property tax appeal service can file everything for you and usually only charges if it wins — typically a share of what it saves you. It is one option; you can also appeal on your own for free.
Frequently Asked Questions
What is the Utah property tax rate?
The average effective Utah property tax rate is about 0.48% of a home’s value, based on U.S. Census data. On the typical Utah home that works out to roughly $2,525 a year. Your own bill depends on your county, city, and school district, plus any exemptions you claim — see the data box above.
Why is my Utah property tax so high?
Property tax in Utah is driven mostly by your local rates (especially school levies) and by your home’s assessed value. If your assessment is higher than what your home would actually sell for, you may be overpaying — that is the most common reason a bill is too high, and it is something you can appeal.
How can I lower my Utah property tax?
Two things help most in Utah: make sure you are claiming every exemption you qualify for (homestead, senior, veteran, or disability), and appeal your assessment if your home is over-valued. Both can lower your bill, and both are free to do yourself.
Utah Property Tax Sources & Data
- Utah Department of Revenue (property tax): https://tax.utah.gov/propertytax
- Tax Foundation — Property Taxes by State & County: taxfoundation.org
- U.S. Census Bureau (American Community Survey): census.gov/acs
- Lincoln Institute of Land Policy (property tax data): lincolninst.edu
Utah property tax rates and typical bills on this page come from U.S. Census (American Community Survey) data as
published by the Tax Foundation, and were last checked in July 2026. Rates and bills change each year and vary by county
— confirm your own figures with your county assessor before you rely on them.
More Property Tax Guides
- Property Tax Rates by State
- Property Tax by County
- Are You Overpaying? Over-Assessment Checker
- Property Tax Exemption Finder
Disclaimer: This guide is informational only and is not legal, tax, or financial advice. Know Property Tax is an independent educational resource. It is not a government agency, not a county assessor, and not a tax-appeal service. Property tax rates, bills, exemptions, and deadlines change over time and vary by county and property. Confirm anything that affects your taxes with your county assessor or a licensed professional before you act.