Property tax appeal · Utah
Appeal your property taxes in Utah.
In Utah, the county assessor sets your value and the County Board of Equalization (then Utah State Tax Commission) hears your case. Boards act on evidence of market value as of the assessment date, and a licensed, USPAP-compliant appraisal is that evidence.
$5, credited toward your appraisal.
Utah
5 county pages below
- Values your home
- County assessor
- Hears your case
- County Board of Equalization (then Utah State Tax Commission)
- Desktop appraisal
- $225
- $5 check credited
- Timing
- Confirmed with your order
Deadline
September 15, or 45 days after your valuation notice was mailed if that’s later — notices go out in July.
Confirm your filing window and recipient requirements before ordering. Service availability and delivery depend on the property, evidence and appraiser. You remain responsible for filing on time.
How it works
How to appeal your property taxes in Utah.
- Step 1
Check your savings
Enter your address and pay $5. We check your Utah assessment against recent nearby sales.
- Step 2
Order the appraisal
A desktop appraisal valued as of your assessment date, with the $5 credited. Complex homes get one exact quote.
- Step 3
Show us your home
Walk through on your phone so the appraiser sees its condition. A desktop appraisal needs no visit.
- Step 4
File your appeal
A state-licensed UT appraiser signs it, with a cover letter and filing steps. You file by your deadline, and the County Board of Equalization (then Utah State Tax Commission) hears your case.
The evidence
Boards act on value, not frustration.
However Utah labels the process, the case underneath is the same: show what your home was actually worth on the assessment date. A licensed, USPAP-compliant appraisal, with comparable sales, documented adjustments and a signed opinion of value, is that showing.
What the appraisal gives you
- Valued as of your assessment date, not today
- Comparable sales with adjustments and citations
- Signed by a state-licensed UT appraiser
- A phone walkthrough; a desktop appraisal needs no visit
Confirm before you file
- Your filing deadline, from your assessment notice
- Appraiser availability and delivery timing, before you order
The process
How Utah handles appeals.
Utah counties mail a Notice of Property Valuation and Tax Changes in July, and appeals go to the County Board of Equalization by September 15 (or 45 days after mailing, if later) — most counties now take filings online. Hearings are typically short sessions before a hearing officer who recommends a value to the board, with the Utah State Tax Commission available for a further appeal. Utah’s primary residential exemption means an owner-occupied home is taxed on only 55% of its market value, so confirm the exemption before assuming the value itself is wrong. The board’s standard is fair market value as of January 1, and a licensed appraisal keyed to that date is the evidence hearing officers rank above everything else.
Worth knowing in Utah
Many Utah counties ask for your evidence with the application — comparable sales, an appraisal, or a recent purchase price — so have it ready at filing, not just at the hearing.
FAQ
Utah questions
When is Utah’s property tax appeal deadline?
September 15 in the usual case — or 45 days after the county mailed your valuation notice, whichever is later. The notice arrives in July and states the date.
What is the 45% primary residence exemption?
Owner-occupied Utah homes are taxed on 55% of market value; the 45% exemption is applied to primary residences. If you occupy the home and don’t see it reflected, that fix alone may dwarf a valuation argument.
