State law mandates that all property is subject to taxation unless otherwise exempted. Your property taxes support necessary services provided to the residents of Utah County. These include law enforcement, fire protection, education, parks and recreation, and other vital services.
Property taxes are based on the market value of your property.
Copies of building permits are sent to the Assessor. New buildings, additions, and other structures, require an appraisal. Structural repairs and/or replacement are not appraisable in most situations.
The value of new construction is added to the existing improvement assessed value. As with all newly assessed values, the property owner has the right to appeal the value.
The Utah County Appraisal Division is a collective team which includes the Assessor, Chief Deputy Assessor, and several Appraisers. As required by State Statue all appraisals performed are by certified appraisers through the Utah State Division of Real Estate and are also registered and /or certified through the State of Utah's Department of Commerce. All appraisals are for ad valorem purposes.
It is the duty of this division to ensure that the assessment of property will be performed in a professional manner by competent personnel, meeting specified professional qualifications.
The Division determines current market value of each property in the County as of January 1st of each year. The market value of the property is the amount a willing purchaser would pay a willing seller, exclusive of reasonable fees and costs of purchase. These values are used in an assessment and taxation formula outlined below.
Value is determined in accordance with accepted appraisal standards and techniques. There are three approaches to value which are considered and used as appropriate. These approaches to value are based on:
- Sales in the market place
- Income generated or that could be generated by a property
- Cost to replace or construct a similar property
Other Factors which may influence value include :
- The highest and best use to which the property can be expected to be put in the immediate future and the present use of the property, taking into consideration any applicable local or state land use regulation and considering any moratorium imposed by executive order, law, ordinance, regulation, resolution, or proclamation adapted by any governmental body or agency or the Governor when the moratorium prohibits or restricts the development or improvement of property as otherwise authorized by applicable law.
- The location of the property.
- The quality or size of the property.
- The condition of the property.
Formula for Collecting Taxes in Utah County :
Primary residences receive a 45% exemption according to State Statue. The 45% exemption only applies to the first acre of land, any overage is calculated at 100%. The primary residential property taxes are calculated as follows:
|Market Value||$238, 000 - Market Value|
|X .55||X .55|
|Taxable Value||$130,900 - Taxable Value|
|X Tax Rate||x0.01759 - Tax Rate (Levy)|
|Total Taxes Owed||$2,302.53 - Total Taxes Owed|
If you want to calculate the estimated taxes owed on a property, please click here.
When calculating taxes owed for a newly constructed building, use the estimated value of the building in place of the market value. Same formula above is used to calculate taxes owed.
Commercial, Vacant Land and Second Home
There is no deduction for these types of property. They are taxed at 100% of the market value.
The Utah County Assessor's Office reviews valuation appeals that have been accepted through the Board of Equalization. An appraiser in our office reviews the market information, performs an analysis, and then estimates the market value and, if warranted, recommends a value change to the Board of Equalization. Visit our Valuation Appeals website for more information on how, when and where to file an appeal.