Utah Property Tax Calculator
Calculate your annual property tax based on Utah city and property value. The calculator uses the latest mill rates from the Utah State Tax Commission.
When evaluating land in Utah, Utah property taxes is a local levy based on assessed property value, varying by city and county. Knowing which city tops the list can save you thousands when you buy a plot or a house.
Key Takeaways
- The city with the highest effective property‑tax rate in Utah is Salt Lake City, at roughly 1.30% of assessed value.
- Mill rates differ by county, so a city’s rank can shift when you look at specific parcels.
- Buyers should factor in both the nominal rate and the average assessed‑value multiplier for the area.
- Most Utah cities sit between 0.70% and 1.15% - still higher than the national average of 1.07%.
- Smart strategies include timing assessments, appealing over‑valuations, and choosing neighborhoods with lower mill rates.
How Utah Property Taxes Work
Utah levies property tax on the assessed value of land and improvements. The assessment is typically 35% of the market value, though counties can adjust this percentage. The tax‑bill is calculated as:
Tax=AssessedValue×MillRate÷1,000
The mill rate (or millage) is set by each county’s board of commissioners and reflects the budget needs for schools, roads, and public services. Because counties overlay cities, a single city can have different effective rates depending on the county it sits in.
Which City Pays the Most?
Based on the latest data from the Utah State Tax Commission (2024‑2025 fiscal year), the city with the highest effective property‑tax rate is Salt Lake City. The combined mill rate for the city’s districts averages about 36mills, which translates to an effective rate of roughly 1.30% of market value.
Following Salt Lake City, the next highest cities are:
- Provo - 34mills (≈1.20%)
- St. George - 33mills (≈1.15%)
These figures are averages; specific parcels can be higher or lower depending on exemptions, school‑district additions, and special‑assessment districts.
Comparison of the Top Utah Cities
| City | County | Average Mill Rate | Effective % of Market Value | Typical Annual Tax on $300k Home |
|---|---|---|---|---|
| Salt Lake City | Salt Lake County | 36mills | ≈1.30% | $3,900 |
| Provo | Utah County | 34mills | ≈1.20% | $3,600 |
| St. George | Washington County | 33mills | ≈1.15% | $3,450 |
| Ogden | Weber County | 30mills | ≈1.05% | $3,150 |
| Park City | Summit County | 28mills | ≈0.98% | $2,940 |
| Riverton | Salt Lake County | 29mills | ≈1.00% | $3,000 |
| West Valley City | Salt Lake County | 28mills | ≈0.98% | $2,940 |
| Bountiful | Uintah County | 27mills | ≈0.95% | $2,850 |
What the Numbers Mean for Land Buyers
When you buy a vacant lot, the assessed value often starts low because there are no improvements. However, county assessors apply a standard 35% factor to the market value of the land, and the mill rate instantly kicks in. On a $100,000 parcel in Salt Lake City, you’re looking at roughly $1,300 in annual taxes - a figure that can climb quickly if you plan to develop the site.
Contrast that with a similar lot in Park City, where the effective rate is about 0.98%. The same $100,000 parcel would cost $980 per year. That $320 difference might seem small, but over a 30‑year holding period it adds up to nearly $10,000.
Keep in mind that school‑district levies can add an extra 3‑5mills in some areas, nudging the total higher. Always request a “tax‑estimate worksheet” from the seller or the county assessor before you sign a contract.
Strategies to Keep Property‑Tax Costs in Check
- Verify the assessment. If the assessor’s market‑value estimate feels high, you can appeal within 60days of notification.
- Consider the county. Some cities straddle two counties; the lower‑mill‑rate county can shave a few hundred dollars off your bill.
- Look for exemptions. Utah offers a Homestead Credit, senior exemptions, and agricultural exemptions that can reduce the taxable base.
- Plan for improvements. Adding a structure will raise the assessed value, but you can sometimes negotiate a lower mill‑rate district when the development is approved.
- Time your purchase. Property assessed values are updated every year (usually in March). Buying just before a reassessment can lock in a lower tax base for the first year.
Common Pitfalls and How to Avoid Them
Newcomers to Utah often overlook the difference between “mill rate” and “effective tax rate.” A 30‑mill rate sounds low until you remember it’s applied to the assessed value, not the purchase price. Another error is assuming that a city’s headline rate applies uniformly; special‑assessment districts for rain‑water collection or fire‑protection can add 1‑2mills.
To sidestep surprises, request a breakdown of all local levies from the seller’s agent and double‑check the county’s online tax‑calculator tool. If you’re buying land for future development, model a few scenarios: a low‑assessment baseline, a post‑construction reassessment, and a worst‑case scenario with additional special districts.
Frequently Asked Questions
Which Utah city has the highest property‑tax rate?
Salt Lake City tops the list with an average mill rate of about 36mills, which works out to an effective tax of roughly 1.30% of market value.
Do property‑tax rates differ by county within the same city?
Yes. Cities that cross county lines inherit the mill rate set by each county, so a parcel in the Salt Lake County portion of a city may be taxed at a different rate than one in a neighboring county.
How can I lower my property‑tax bill after buying land?
Start by reviewing the assessor’s valuation. If it’s high, file an appeal with supporting market‑comparable data. Also, explore homestead, senior, or agricultural exemptions that may apply to your situation.
Is the mill rate the same as the property‑tax percentage?
Not exactly. The mill rate is expressed in mills (one thousandths of a dollar). To get the effective percentage, you divide the mill rate by 1,000 and then apply the assessed‑value factor (usually 35% of market value).
Will building a house on my lot increase my property taxes?
Yes. New improvements raise the market value, which bumps the assessed value and consequently the tax bill. The increase is proportional to the added value and the prevailing mill rate.
Next Steps for Prospective Buyers
1. Identify the city you’re interested in and pull its latest mill‑rate data from the Utah State Tax Commission website.
2. Use the county’s online calculator to estimate taxes on your target parcel size and price.
3. Schedule a pre‑purchase meeting with the county assessor to discuss any exemptions you might qualify for.
4. If the numbers still feel high, consider adjacent cities with lower rates - a short commute can translate into long‑term savings.
5. Document every tax‑estimate in your due‑diligence folder; it will be handy when negotiating price or financing.
Understanding which Utah city carries the steepest tax burden empowers you to make smarter land‑purchase decisions. Whether you’re eyeing a downtown lot in Salt Lake City or a mountain parcel near Park City, the right data lets you weigh tax costs against location benefits and plan a financially sound investment.
