How to Appeal Your Utah Property Tax Assessment in 2026

Did your Utah property tax valuation notice show up in the mail with a value that seems way too high?

You may be able to appeal it.

Every summer, Utah property owners receive a notice showing the county’s estimated market value of their property. And every year, I hear from homeowners who look at that number and say, “There’s no way my home is worth that much.”

Sometimes they’re right.

The good news is that appealing your property valuation in Utah is generally a pretty straightforward process. The key is knowing whether you actually have a good case and providing evidence to support it.

Here are some of the most common questions I get from Utah homeowners about property tax assessments and appeals.

What is the property valuation notice I received?

Your county assessor estimates the fair market value of your property for property-tax purposes.

In Utah, real property is valued as of January 1 of the tax year. Your valuation notice shows the county's estimate of what your property was worth at that point.

One important distinction: you are appealing the county's assessed market value, not simply the amount of property taxes you owe.

If your taxes increased but the county's estimate of your home's market value is accurate, that by itself isn't grounds for a valuation appeal.

How do I know if my Utah property assessment is too high?

This is where I recommend starting before filing anything.

Ask yourself:

Could I realistically have sold my home for the county's assessed value around January 1, 2026?

If the answer is probably not, it's worth taking a closer look.

The best way to do that is to compare your property with similar homes that actually sold.

You want to look at homes that are reasonably similar in:

• Location

• Square footage

• Age

• Style

• Lot size

• Condition

• Bedrooms and bathrooms

• Overall quality and amenities

A home three miles away that is 1,500 square feet larger and completely remodeled probably isn't a very good comparable, even if its sale price supports the number you want.

Can my Realtor help me determine if I should appeal?

Absolutely, and this is something I help Utah homeowners with every year.

Before you spend time putting together an appeal, send me a picture of your property valuation notice.

I'll look at the county's value and compare it with recent comparable sales. If I believe the assessed value is reasonable, I'll tell you.

But if the numbers suggest your home was worth less than the county's valuation, I can help you identify comparable sales that may support your appeal.

There's no charge for me to take a look.

I've been selling real estate in Utah for more than 20 years, and having access to actual MLS sales data can make it much easier to determine what your property was realistically worth.

What evidence can I use to appeal my property value?

You don't want your appeal to simply say, "I think my taxes are too high."

You need evidence.

Depending on the property and county, useful evidence can include:

• Recent comparable home sales

• A professional appraisal

• Documentation from a recent purchase of the property

• Incorrect square footage or other errors in the assessor's records

• Information about the property's condition that affects its market value

For example, Davis County specifically lists three or more comparable sales, a certified appraisal, closing documents from a sale, and factual errors in the assessor's property information as potential supporting evidence.

For most homeowners, good comparable sales are one of the easiest places to start.

What if the county has incorrect information about my house?

Check this carefully.

Maybe the county thinks you have more finished square footage than you actually do. Maybe its records show a garage when you have a carport, or the basement information is incorrect.

Those factual differences can affect value.

If you find an error, gather documentation showing the correct information and include it with your appeal.

What is the Utah property tax appeal deadline for 2026?

Don't wait too long.

Under Utah law, a real-property valuation appeal generally must be filed by the later of September 15 or 45 days after the county provides the valuation notice.

Your specific notice should provide the filing deadline and instructions for your county.

For example, Davis County's 2026 real-property appeal deadline is September 15, 2026.

Because deadlines can vary based on when your notice was provided, check the date printed on your actual notice rather than assuming you have until September 15.

Where do I file a property tax appeal in Utah?

Property valuation appeals are handled at the county level through the county Board of Equalization.

The exact process depends on where you live. Many Utah counties allow you to submit your appeal electronically.

Follow the instructions included with your valuation notice or visit your county's official website.

What happens after I file an appeal?

The county reviews your application and the evidence you've provided.

Depending on the county and circumstances, an assessor or appraiser may review the comparable sales and other information and determine whether an adjustment is appropriate.

If you disagree with the outcome, there are additional appeal procedures available, including a hearing and potentially an appeal to the Utah State Tax Commission.

For most homeowners, however, the first goal should simply be putting together a clear, well-supported case showing what the property was actually worth.

Is appealing my property value worth it?

It can be, but I wouldn't appeal simply because you don't like the number.

If the county says your home is worth $700,000 and comparable homes support a value around $700,000, there probably isn't much of a case.

But if the county has your property at $700,000 and the best comparable sales indicate it was closer to $625,000, that's something I'd investigate.

Remember that lowering the assessed value doesn't mean your property tax bill drops dollar-for-dollar by the same percentage. Property taxes involve tax rates, exemptions and other factors.

The purpose of the appeal is to make sure your property is being assessed at an appropriate market value.

Does Utah have a primary residence property tax exemption?

Yes, and this is another item worth checking.

For a qualifying primary residence in Utah, 45% of the property's fair market value is exempt from property tax, meaning the property is generally taxed on 55% of its fair market value.

If your property qualifies as a primary residence but your county records don't reflect that exemption, contact your county assessor.

That's a different issue from arguing that the home's market value itself is too high, but it can obviously make a significant difference.

What's the easiest way to get started?

Pull out the valuation notice you received in the mail and look at the market value the county assigned to your property.

Then ask yourself whether you believe you could have sold your home for that amount around January 1.

If you're unsure, send me a picture of the notice.

I'll run an analysis of recent sales and give you my opinion on whether the county's valuation looks reasonable. If I think you have a legitimate case for an appeal, I can help you identify comparable properties that support a different value.

It's easy, and there's no charge for me to take a look.

Need Help With Your 2026 Utah Property Tax Assessment?

I've been helping homeowners throughout Northern Utah for more than 20 years, including homeowners in Davis County, Salt Lake County, Weber County and surrounding areas.

Whether you're in Bountiful, Kaysville, Farmington, Layton, Salt Lake City, Ogden or somewhere nearby, I'm happy to help you determine what your home was actually worth.

Doug Cary, Realtor
The Cary Group at Century 21 Everest

Send me a picture of your 2026 property valuation notice, and I'll take a look at the numbers and comparable sales.

Sometimes the county's value is right. Sometimes it's not.

Either way, you'll know whether it's worth taking the next step.