AppealDesk

Utah County Property Tax Appeal, Utah

Rob HartleyRob Hartley·Updated February 9, 2026

Utah County is located in north-central Utah along the eastern shore of Utah Lake and is the state's second-largest county by population. The county includes major cities like Provo, Orem, and American Fork, and is home to Brigham Young University.

Notable cities: Provo, Orem, American Fork, Lehi, Spanish Fork

Median Home

$233,800

Tax Rate

0.55%

Annual Tax

$1,287

On the typical Utah County home, valued near $233,800 at the county’s effective tax rate of 0.55%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: September 15, 2026

September 15 is the standard deadline to file an appeal for any reason. Late appeals can be filed until March 31, 2027, but must meet additional criteria and be accepted by the Board of Equalization.

See if your Utah County home is over-assessed

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Property in Utah County, Utah, local tax assessment and appeal guide

How Utah County Assesses Property

100%of market value

Assessed by: Utah County Assessor's Office

Assessment cycle: annual

Notices typically mailed: late July or early August

In Utah County, properties are assessed at 100% of their fair market value as of January 1st each year. The taxable value for primary residences is 55% of the market value after applying the 45% residential exemption.

The Appeal Process

Appeals are heard by the County Board of Equalization. The hearing is informal where you present evidence and discuss your property value with the Board. The county assessor will explain how they arrived at the market value.

1

Step 1: Review your Notice of Valuation received in July/August for accuracy

2

Step 2: Gather supporting evidence (comparable sales, appraisals, property condition documentation)

3

Step 3: Complete the appropriate appeal form with parcel number, assessed value, and requested value

4

Step 4: Submit your appeal by the deadline using one of the available filing methods

5

Step 5: Attend your scheduled hearing before the Board of Equalization

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Step 6: Receive written decision from the Board

7

Step 7: If unsatisfied, you may appeal to the State Tax Commission within 30 days

Required form: Appeal Form (standard) or Late Appeal Form (after September 15)

Filing Methods

online:Submit through the online appeal system at https://auditor.utahcounty.gov by 11:59:59 PM on the deadline date
email:Submit by email to the Auditor's office by 11:59:59 PM on the deadline date
mail:Utah County Board of Equalization, Attn: Valuation Appeals, 111 South University Avenue, Provo, Utah 84601. Must be postmarked by the deadline date.
in-person:Deliver to the Tax Administration office before 5:00 PM on the deadline date

Evidence to Bring

Recent professional appraisal (within 12-18 months)Comparable sales data from similar propertiesPhotos of property condition issuesRepair estimates or contractor bidsClosing papers from recent purchase or refinance

Utah County Assessor Contact

Utah County Assessor's Office

Phone: (801) 851-8295

Address: 100 East Center St, Suite 1100, Provo, Utah 84606

Website: https://assessor.utahcounty.gov/

Online Portal: https://auditor.utahcounty.gov/valuation-appeals

Hours: Monday - Friday: 8:00 am - 5:00 pm

Tax Exemptions in Utah County

Primary Residential Exemption

45% reduction in taxable value

Reduces taxable value by 45% for owner-occupied primary residences

Eligibility: Property must serve as primary residence for at least 183 consecutive days per yearDeadline: Ongoing - contact assessor if not receiving

Circuit Breaker (Senior Citizens)

Varies based on income level

Property tax abatement for qualifying seniors based on income

Eligibility: Must be 66 years or older by December 31, or widow/widower of any age, with income limitsDeadline: September 1 preferred, December 31 final deadline

Disabled Veteran Exemption

Based on disability rating - minimum 10% service rating required

Property tax exemption for disabled veterans and surviving spouses

Eligibility: Honorably discharged with 10%+ service-connected disability or surviving spouse/minor orphanDeadline: September 1 preferred, December 31 final deadline

Blind Exemption

Exemption amount varies

Property tax exemption for legally blind individuals

Eligibility: Must be declared legally blind by licensed ophthalmologistDeadline: September 1 preferred, December 31 final deadline

Active Military Exemption

Varies based on deployment

Exemption for active military with qualifying deployment

Eligibility: 200+ days deployment outside Utah in single year or one 365-day periodDeadline: September 1 preferred, December 31 final deadline

Utah County Appeal Packet — $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Utah County for 2026?
The standard deadline is September 15, 2026. However, late appeals are accepted until March 31, 2027, if you meet specific criteria such as factual errors, significant damage to property, or other qualifying circumstances outlined in state law.
How do I file a property tax appeal online in Utah County?
You can file online through the Utah County Auditor's website at https://auditor.utahcounty.gov. The online system accepts appeals until 11:59:59 PM on the deadline date. You'll need your parcel number from your valuation notice and supporting documentation.
What evidence should I bring to my Utah County Board of Equalization hearing?
Bring a recent professional appraisal (within 12-18 months), comparable sales from similar properties in your neighborhood, photos showing property condition issues, repair estimates, and any closing papers from recent purchases or refinancing.
How much is the primary residential exemption worth in Utah County?
The primary residential exemption reduces your taxable value by 45%. This means you only pay taxes on 55% of your home's market value if it's your primary residence occupied for at least 183 consecutive days per year.
Can I appeal my Utah County property value if I bought my home recently?
Yes, even recent purchasers can appeal if they believe the assessed value is incorrect. Your closing papers can serve as evidence, especially if you paid less than the assessed value or if an appraisal shows a lower value.
What happens after I file my property tax appeal with Utah County?
After filing, you'll receive notice of your hearing date with the Board of Equalization. At the informal hearing, you'll present your evidence while the assessor explains their valuation. You'll receive a written decision, which can be appealed to the State Tax Commission within 30 days if you disagree.
Where do I mail my property tax appeal form in Utah County?
Mail appeals to: Utah County Board of Equalization, Attn: Valuation Appeals, 111 South University Avenue, Provo, Utah 84601. Ensure it's postmarked by the deadline date for timely filing.

Official Resources

Utah County Assessor's Office →

Official Utah County Assessor's Office website providing property assessment information and services.

Utah State Tax Commission Property Tax Division →

Utah State Tax Commission's property tax information page with statewide policies and procedures.

Utah County Property Search →

Utah County's online property records and land information search portal.

Utah County Treasurer Tax Information →

Utah County Treasurer's office providing property tax payment and collection services.

For state-wide appeal information including Utah's assessment ratio and deadlines, see our Utah Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Utah Counties

Davis County (Layton)Salt Lake County (Salt Lake City)
← All Utah property tax appeal info

Sources: https://auditor.utahcounty.gov/valuation-appeals | https://assessor.utahcounty.gov/ | https://www.tax-rates.org/utah/utah_county_property_tax | https://propertytax.utah.gov/tax-relief/primary-residential-exemption/ | https://www.utahcounty.gov/abatements

Last verified: 2026-02-09