Utah Property Tax Appeal:
How to Fight Your Over-Assessment
In Utah, 45% of appeals succeed with an average savings of $870/year. Yet fewer than 5% of homeowners ever file. Here’s how to do it — and how Tax Ghost generates your formal appeal letter for $24.99.
Utah Property Tax Appeal — Key Facts
How to Appeal in Utah
Check your assessment notice
Your county assessor mails assessment notices — usually in spring. The notice shows your assessed value and the appeal deadline. In most states you have 30–90 days from the notice date.
Gather comparable sales
Find 3–5 similar properties in your neighborhood that sold recently at prices below your assessed value. Use Zillow, Redfin, or your county recorder's public records. The more recent and similar the sales, the stronger your case.
File your formal appeal
In Utah, you file with the County Board of Equalization. File written application with the County Board of Equalization by September 15. Further appeal to the Utah State Tax Commission is available. File before September 15 (County Board of Equalization).
Present your evidence at the hearing
Show up with your comparables. Be calm and factual. You don't need a lawyer. Appeals boards are accustomed to homeowners representing themselves. Simply demonstrating that comparable properties sold for less than your assessment is often enough to win a reduction.
Expert tip for Utah
Utah assesses at 100% of fair market value. The September 15 deadline follows the summer notice cycle.
Get your Utah appeal letter — $24.99
Formal appeal letter citing Utah Code Ann. § 59-2-1004, addressed to the County Board of Equalization. Evidence checklist and filing instructions included. PDF delivered in 60 seconds.
Free scan → pay only if you want the letter
Frequently Asked Questions
How do I appeal my property tax assessment in Utah?
In Utah, you file an appeal with the County Board of Equalization. The deadline is September 15 (County Board of Equalization). You can file yourself — no attorney required. File written application with the County Board of Equalization by September 15. Further appeal to the Utah State Tax Commission is available.
What is the property tax appeal success rate in Utah?
Approximately 45% of property tax appeals in Utah result in a reduced assessment. The average annual tax savings for successful appeals is around $870.
What evidence do I need to win a property tax appeal in Utah?
The strongest evidence is 3–5 recent comparable sales in your neighborhood with sale prices below your assessed value. An independent appraisal is also very effective. You can find comparables on Zillow, Redfin, or your county recorder's public records.
What law governs property tax assessments in Utah?
Property tax assessments in Utah are governed by Utah Code Ann. § 59-2-1004. Under this law, property must be assessed at fair market value — defined as what a willing buyer would pay a willing seller in an arm's-length transaction.
Do I need a lawyer to appeal my property taxes in Utah?
No. The vast majority of successful Utah property tax appeals are filed by homeowners without attorneys. You simply need to file your appeal before the deadline and present evidence (comparable sales) showing your property's market value is lower than the assessed value.