Quick Answer: Utah property tax rates average about 0.55% of assessed home value — well below the national average of 1.1%. Rates vary by county: Utah County averages 0.52%, Salt Lake County 0.62%, Davis County 0.59%, Weber County 0.67%, Washington County 0.48%, and Cache County 0.55%. On a $450,000 home, Utah property taxes typically run $2,100-$3,100 per year ($175-$258/month), compared to $5,000-$9,500 in high-tax states like Texas, New Jersey, or Illinois.
Utah Property Tax Rates by County
| County | Avg Tax Rate | Annual Tax on $450K Home | Monthly |
|---|---|---|---|
| Washington County | 0.48% | $2,160 | $180 |
| Utah County | 0.52% | $2,340 | $195 |
| Cache County | 0.55% | $2,475 | $206 |
| Davis County | 0.59% | $2,655 | $221 |
| Salt Lake County | 0.62% | $2,790 | $233 |
| Weber County | 0.67% | $3,015 | $251 |
Rates are approximate averages and vary by municipality, school district, and special service areas within each county.
How Utah Property Taxes Are Calculated
Utah uses a unique system where property is assessed at 100% of fair market value, but the effective tax rate is kept low through the "Truth in Taxation" process. Your actual tax bill depends on:
- Assessed value: Your home's market value as determined by the county assessor
- Tax rate: Set by the combined rates of your county, city, school district, and any special service districts
- Primary residence exemption: Owner-occupied homes receive a 45% reduction in the taxable value
The 45% primary residence exemption is automatic for homeowners and significantly reduces your tax bill. On a $450,000 home, you'd only be taxed on $247,500 of value.
Utah vs Other States
| State | Avg Property Tax Rate | Annual Tax on $450K Home |
|---|---|---|
| Utah | 0.55% | $2,475 |
| Colorado | 0.51% | $2,295 |
| Arizona | 0.62% | $2,790 |
| California | 0.71% | $3,195 |
| Texas | 1.60% | $7,200 |
| New Jersey | 2.13% | $9,585 |
Impact on Your Monthly Mortgage Payment
Property taxes are collected as part of your monthly mortgage payment through escrow. In Utah, this adds $175-$260/month to your payment — significantly less than what you'd pay in many other states. This lower property tax burden is one reason why Utah's total cost of homeownership is competitive despite higher home prices.
Ready to Get Started?
Get a personalized pre-approval or schedule a free consultation with Felix Vivanco.
