Property Tax Appeals · Utah
Appeal your property taxes
in Utah.
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.
September 15, or 45 days after your valuation notice was mailed if that’s later — notices go out in July.
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.
The evidence
Boards act on value,
not frustration.
However Utah labels the process, the case underneath is identical: show what your home was actually worth on the assessment date. A licensed, USPAP-compliant appraisal — comparable sales, documented adjustments, a signed opinion of value — is that showing. Start with the $5 check to see if the numbers are on your side before you spend real money.
- Valued as of your assessment date — not today
- Comparable sales with adjustments and citations
- Signed by a state-licensed UT appraiser
- Phone walkthrough — no stranger in your home
- Delivered in 48–72 hours, rush available
Utah counties
Utah questions
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.
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.
We’re not an AVM, a computer model, or a real-estate agent estimate. Every report is prepared under the Uniform Standards of Professional Appraisal Practice (USPAP) and signed by a licensed appraiser in your state — the same qualification required for mortgage appraisals.