Calculate your property tax for UT. Enter your home value, apply exemptions, and see your estimated annual tax.
Utah's effective property tax rates are low, commonly 0.5% to 0.7% of market value. Property is assessed at 100% of market value, but a state-paid basic levy and a circuit breaker for seniors/disabled reduce the net bill, and owner-occupied residential gets a favorable treatment. Utah also offers a veterans' exemption. This guide explains the calculation and relief; the calculator below estimates your bill.
Utah values property at 100% of market value; your tax is the taxable value times the combined rate (mills per $1,000) of the county, city, school district, and special districts. A portion of the basic (school) levy is paid by the state rather than the homeowner, which lowers the effective rate, and a circuit-breaker abatement further reduces the bill for lower-income seniors and disabled owners.
Utah's basic school levy is partly funded by the state, so homeowners do not pay the full school rate themselves — this is the main reason Utah's effective rates are low despite 100% assessment. Owner-occupied residential property also benefits from the residential classification. The net result is a bill that looks small relative to market value.
Utah's Property Tax Abatement (circuit breaker) reduces the tax for owners 66+ or disabled with household income under a limit (about $30,000–$40,000 recently) whose tax exceeds a set percentage of income. It is claimed through the county and scales with burden — the main relief for lower-income older Utahns.
Utah grants a veterans' exemption (a set-dollar reduction for qualifying veterans, larger for service-connected disability) and exemptions for surviving spouses. There is also a small blind exemption. These are claimed with the county assessor.
Utah assesses at 100% of market value but offsets it with a state-paid basic levy and a senior/disabled circuit-breaker; there is no Prop 13-style assessment cap, and values are kept at market through reappraisal (commonly every year with a 5-year full reappraisal). The state-funded levy is the key saving.
The figures below draw on our county datasets where available; rates differ by jurisdiction, so use your specific locality's rate in the calculator.
Estimates apply each county's effective rate to a $400,000 market value for comparison only; your actual bill depends on your own assessed value, exemptions, and local levies.
Utah taxes are typically paid in two installments (commonly November and May) on the local mill rate, with penalty and interest on late payment and a tax lien sale after sustained delinquency. The circuit-breaker abatement is claimed through the county; the veterans' exemption with the county. The state-funded basic levy lowers the net bill.
To lower your Utah bill: (1) confirm the state-paid basic levy is applied so you are not billed the full school rate; (2) if 66+/disabled with income under the limit, apply for the property tax abatement (circuit breaker) through the county; (3) claim the veterans' exemption; (4) because assessment is at 100% and reappraisal is frequent, watch the annual notice and protest if the value overshoots; (5) follow local mill-rate votes. The state-funded levy plus the circuit-breaker are the biggest levers.
In practice, a Utah bill is the assessed value (100% of market) times the combined rate of the county, city, school, and special districts, minus the abatement (a reduction for owner-occupied primary residences, an inflation-adjusted percentage) and any veterans' exemption. Utah's Truth in Taxation hearing requirement limits rate increases without a public hearing. Read the notice (commonly by the county board deadline) and grieve the market value if comparable sales are lower.
If you are buying in Utah, claim the abatement (owner-occupied primary residence reduction) after closing, and check veterans' exemptions. Utah's Truth in Taxation requires a public hearing before rate increases, which protects taxpayers. Compare combined rates across counties and school districts. Grieve the market value if comparable sales are lower. The abatement is the main break for owners.
To appeal in Utah, file by the county board of equalization deadline. (1) Compare the market value to recent sales. (2) File with the board. (3) Appeal to the state Tax Commission if needed. (4) Confirm the abatement (owner-occupied reduction). Utah's Truth in Taxation hearing requirement already constrains rate increases, so appeals focus on value.
Utah's debate centers on the abatement (owner-occupied reduction), Truth in Taxation hearing requirements, and veterans' exemptions; proposals periodically adjust the abatement percentage or the exemption amounts. Because Truth in Taxation already constrains rate increases, reform often touches the abatement. Watch the Legislature and the county hearings for changes.
100% market value — Utah values at full market. Abatement — the owner-occupied primary-residence reduction. Truth in Taxation — the hearing requirement before rate increases. Board of equalization — the local appeal body. Veterans' exemption — a set-dollar removal.
Two $450,000 homes at 100% assessment with a 0.7% effective rate. Homeowner A owes about $3,150. Homeowner B, claiming the abatement (owner-occupied reduction), potentially cuts the net toward $2,500–$2,800. The example shows Truth in Taxation already constrains rate increases, so the abatement is the main relief.
Utah homeowners with a mortgage pay via escrow; the lender remits the installments. Claim the abatement (owner-occupied reduction) after closing and tell the lender. Utah's Truth in Taxation hearing already constrains rate increases. Buyers should compare combined rates; the escrow should reflect the abatement once claimed.
Utah owners should confirm the state-paid basic levy is applied so you are not billed the full school rate — it is the main reason Utah's effective rate is low. If you are 66+ or disabled with income under the limit, apply for the property tax abatement (circuit breaker) through the county; it scales with burden and is the key relief for lower-income older Utahns. A qualifying veteran should file the veterans' exemption. Because assessment is at 100% of market and reappraisal is frequent, watch the annual notice and protest within the window if the value overshoots comparable sales. The state-funded levy plus the circuit-breaker are the biggest levers. Because the basic levy is funded by the state, a rising school share rarely hits your bill as hard as the headline rate suggests, so watch the circuit-breaker first.
How is Utah property assessed? At 100% of market value; the rate is applied, but a state-paid basic levy lowers the net bill.
Why are Utah rates low despite 100% assessment? The state funds part of the basic school levy, so homeowners don't pay the full school rate themselves.
Is there a senior circuit-breaker in Utah? Yes. A property tax abatement for owners 66+/disabled with income under a limit, claimed through the county.
What veterans' relief exists in Utah? A veterans' exemption (larger for service-connected disability), plus surviving-spouse exemptions.
How do I appeal my Utah assessment? File a valuation protest with the county assessor within ~30-45 days, then to the Utah State Tax Commission.
Enter your home value, select your state, and see your estimated annual property tax.