Utah Property Tax Rates by County (2024)
Utah ranks #48 — among the five most affordable states for property taxes. The statewide average effective rate is 0.48% in 2024 — meaning the typical homeowner pays $1,945/year on a $418,721 home. Rates across Utah's 29 counties range from a low of 0.27% (Garfield County) to a high of 0.62% (Emery County) — a 0.35-point spread that makes your county of residence a significant factor in total housing cost. The statewide rate has been stable year-over-year.
Avg Effective Rate
0.48%
Stable (±0.05%)
Avg Annual Tax
$1,945
$162/mo
Avg Home Value
$418,721
National Rank
#48
of 50 states
Utah Rate — Year-over-Year vs. National Average
2024 vs. 2023 statewide rate and US average comparison
Utah at 0.48% is 0.54% below the US average of 1.02%.
How Utah Compares Nationally
Utah avg
0.48%
#48 of 50 states
US average
1.02%
national benchmark
Lowest state
0.29%
Hawaii
Highest state
1.88%
New Jersey
Want to compare Utah counties side-by-side? Use our county comparison tool →
5 Highest-Tax Counties in Utah
- 1.Carbon County0.62%
- 2.Emery County0.62%
- 3.Duchesne County0.56%
- 4.Weber County0.56%
- 5.Tooele County0.54%
5 Lowest-Tax Counties in Utah
- 1.Garfield County0.27%
- 2.Piute County0.32%
- 3.Summit County0.32%
- 4.Rich County0.34%
- 5.Beaver County0.36%
All Counties in Utah — Sortable Property Tax Table
Compare effective tax rates, median home values, and annual taxes for all 29 counties. Sort by any column or search by county name.
| County ↕ | Median Home Value ↕ | Annual Tax ↕ | Effective Rate ↑ |
|---|---|---|---|
| Garfield County | $318,100 | $1,127 | 0.27% |
| Piute County | $264,800 | $939 | 0.32% |
| Summit County | $1,067,700 | $3,701 | 0.32% |
| Rich County | $334,600 | $859 | 0.34% |
| Beaver County | $283,700 | $1,142 | 0.36% |
| Juab County | $425,400 | $1,914 | 0.37% |
| Wayne County | $411,800 | $1,394 | 0.38% |
| San Juan County | $224,200 | $1,788 | 0.39% |
| Grand County | $538,700 | $2,215 | 0.40% |
| Kane County | $410,900 | $1,630 | 0.41% |
| Washington County | $510,700 | $2,158 | 0.41% |
| Iron County | $379,000 | $1,558 | 0.43% |
| Utah County | $538,700 | $2,370 | 0.43% |
| Cache County | $444,400 | $2,011 | 0.46% |
| Box Elder County | $403,600 | $1,966 | 0.47% |
| Sanpete County | $347,200 | $1,619 | 0.47% |
| Sevier County | $311,200 | $1,683 | 0.49% |
| Uintah County | $298,600 | $1,523 | 0.49% |
| Wasatch County | $787,300 | $3,624 | 0.49% |
| Millard County | $284,700 | $1,454 | 0.50% |
| Salt Lake County | $525,700 | $2,836 | 0.50% |
| Davis County | $505,500 | $2,665 | 0.51% |
| Morgan County | $654,900 | $3,411 | 0.52% |
| Daggett County | $282,300 | $1,304 | 0.53% |
| Tooele County | $431,600 | $2,460 | 0.54% |
Understanding Property Taxes in Utah
Utah operates a low property tax environment. With an average effective rate of 0.48% and 29 counties reporting data, the state sits at #48 nationally — meaning residents enjoy lower-than-average property taxes compared to most of the country. Property taxes are the primary mechanism by which local governments fund schools, public safety, infrastructure, and county services — so while a higher rate adds to housing costs, it also typically correlates with more well-funded local institutions.
Unlike income taxes or sales taxes, property taxes in Utah are assessed locally — each county sets its own rates and assessment practices. The county assessor determines the assessed value of each parcel (either at full market value or at a fraction of it, depending on state law), and local governing bodies set the mill rate applied to that value. This means two homes at the same price in different counties can owe very different tax amounts — as illustrated by the 0.35-percentage-point spread between Garfield County (0.27%) and Emery County (0.62%) within Utah alone.
The effective tax rate — taxes paid ÷ market value — is the most useful comparison metric because it neutralizes assessment ratio differences across counties. At Utah's average rate of 0.48%, a $300,000 home costs $1,440/year in property taxes. For a $500,000 home, that's $2,400/year. This figure is collected either as an annual lump-sum payment or, more commonly, embedded in monthly mortgage escrow payments.
Property Tax Exemptions in Utah
Most Utah homeowners are eligible for at least one exemption program that reduces their assessed value — and therefore their annual tax bill. Applying is almost always free and can save hundreds to thousands of dollars per year.
Homestead Exemption
Reduces the taxable assessed value for owner-occupied primary residences. In most Utah counties, this can save $120–$240/year depending on the exemption amount. Must be your primary residence.
Senior Citizen Exemption
Available to homeowners age 65+. Many Utah counties offer an enhanced exemption or a tax freeze that caps annual increases. Income limits typically apply. Contact your county assessor for current thresholds.
Veterans & Disability Exemption
Service-connected disabled veterans may qualify for partial or full exemption in Utah. The level of relief often scales with VA disability rating. Some states offer full exemption to 100% disabled veterans.
Agricultural / Current Use
Farmland, timberland, and conservation easements may qualify for current-use assessment — taxed at agricultural value rather than full market value. Can reduce taxes by 50–90% for qualifying parcels.
Tip: Most exemption applications are due in January–April for the next tax year. File once and the exemption typically renews automatically, though some programs require annual re-certification of income or residency.
How to Appeal Your Property Tax Assessment in Utah
If you believe your county has assessed your home above its fair market value, you have the right to appeal. In Utah, the appeal process typically involves three stages: (1) an informal review with the county assessor, (2) a formal hearing before the county Board of Assessment Review (or equivalent body), and (3) if needed, a court appeal. Most homeowners can resolve overassessments at the first or second stage.
When to appeal: You generally have 30–90 days after receiving your annual assessment notice. Acting quickly is essential — the window closes fast. Compare your assessed value to recent sales of similar homes (same size, age, location, condition) in your neighborhood. If comparable homes sold for 10–15% less than your assessed value, you have strong grounds for an appeal.
What to bring: Gather recent comparable sales (available on Zillow, Redfin, or the county recorder's office), a copy of your property record card showing square footage and features, and any documentation of property condition issues (inspection reports, repair estimates) that reduce value. At the 0.48% average rate, successfully reducing your assessment by $50,000 saves you $240/year — so even a small reduction pays off quickly.
Utah Property Tax — Frequently Asked Questions
What is the average property tax rate in Utah?▼
The average effective property tax rate in Utah is 0.48% in 2024. Based on 29 counties in our database, the median homeowner pays $1,945/year on a home valued at $418,721. Utah ranks #48 — among the five most affordable states for property taxes for property taxes. The effective rate is taxes paid divided by market value — it makes comparisons fair across states with different assessment practices.
Which county in Utah has the lowest property tax?▼
Garfield County has the lowest effective property tax rate in Utah at 0.27%. Median homeowners there pay $1,127/year on a $318,100 home. That's 0.21 percentage points below the state average — a savings of roughly $668/year compared to the state-average rate on the same home.
Which county in Utah has the highest property tax?▼
Emery County has the highest effective property tax rate in Utah at 0.62%. Median homeowners pay $1,350/year. That's 0.14 percentage points above the state average. Across all counties in Utah, the spread between lowest and highest effective rate is 0.35 percentage points — a significant range that makes county location a major factor in total housing cost.
How is property tax calculated in Utah?▼
In Utah, property taxes are assessed and collected at the county level. The county assessor determines your property's assessed value (which may be the full market value or a percentage of it), then multiplies it by the local mill rate to generate your tax bill. The effective tax rate — what we report — is taxes paid divided by market value, cutting through assessment ratio complexity. On a $418,721 home at the state average rate, expect roughly $1,945/year. Use our calculator above for a personalized estimate.
How did Utah property taxes change from 2023 to 2024?▼
Utah's statewide effective property tax rate was roughly stable, moving from 0.50% in 2023 to 0.48% in 2024. The statewide rate has been stable year-over-year. Individual county rates within Utah may have moved differently — check individual county pages for the most current data.
What property tax exemptions are available in Utah?▼
Utah homeowners can reduce their property tax bill through several exemption programs. The homestead exemption — for owner-occupied primary residences — is available in most counties and can save several hundred dollars annually. Additional programs cover seniors (65+), veterans with service-connected disabilities, persons with disabilities, and agricultural land. Exemption amounts and income limits vary by county. Contact your county assessor's office to apply — most programs require a one-time or annual filing, and deadlines typically fall in early spring for the next tax year.
How can I lower my property tax bill in Utah?▼
There are three main strategies: (1) Apply for all exemptions you qualify for — homestead, senior, veteran, or disability exemptions can reduce your assessed value by thousands of dollars. (2) Appeal your assessment if your home's assessed value exceeds its market value — file within the appeal window after receiving your annual notice. Bring comparable sales as evidence. (3) Review your property record for errors — incorrect square footage, extra bedrooms, or lot size mistakes inflate your assessment. Successfully appealing a $50,000 overassessment in Utah at the 0.48% average rate saves approximately $240/year.
How does Utah compare to neighboring states for property taxes?▼
Utah ranks #48 — among the five most affordable states for property taxes. The national average effective rate is approximately 1.02%, and Utah's average of 0.48% is 0.54 percentage points below that benchmark. For homebuyers comparing states, the difference between a 0.50% and a 2.00% effective rate on a $400,000 home is $6,000/year — a meaningful factor in long-term ownership cost. Use our Compare tool to evaluate specific counties side-by-side.
Data source: Tax Foundation / U.S. Census Bureau American Community Survey 5-Year Estimates (2024). Effective rate = median property tax paid ÷ median home value. State averages are weighted means across counties in our database and may differ slightly from official state-published figures. For official tax rates, bills, and exemption programs, contact your county assessor directly.