Your Utah county is
collecting more than it should.
Utah assesses property at 100% of fair market value — but errors are widespread. You have only 45 days from your Notice of Valuation to file a Board of Equalization appeal.
Average Utah homeowner overpayment: $847/year — that's $71/month.
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Utah BOE Deadline — 45 Days from Notice
Utah homeowners receive a Notice of Valuation and Tax Change, usually in July. You must file an appeal with the County Board of Equalization within 45 days of the notice date — typically by mid-September. Miss it and you cannot appeal until next year.
All 29 Utah Counties
Select your county to see your local tax rate, average overpayment, and filing options.
Why Utah Homeowners Are Getting Overcharged
Utah law requires all taxable property to be assessed at 100% of fair market value under Utah Code § 59-2-103. But county assessors make mistakes — especially during rapid market appreciation in the Wasatch Front, St. George, and Park City areas.
Utah's residential property receives a 45% primary residential exemption — meaning only 55% of your assessed value is taxable. However, if the base assessed value is inflated due to appraisal error, that error flows directly into your tax bill. A $50,000 overassessment costs you real money every year.
The appeal process runs through the County Board of Equalization (BOE). Adverse BOE decisions can be escalated to the Utah State Tax Commission, then to Utah District Court. Most disputes are resolved at the county level. Fairmark handles all filings for $0 today — 25% of first-year savings only if we win.
Only a small fraction of eligible Utah homeowners file a BOE appeal each year. The barrier isn't the process — it's awareness. Most homeowners don't know they're overassessed until they look.
Important: Assessment cannot go up from an appeal
Filing a BOE petition in Utah cannot raise your assessment. Under Utah Code § 59-2-1004, the Board of Equalization can only reduce or leave unchanged your current assessment — never increase it. There is zero risk to checking and filing.
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How Utah Property Tax Appeals Work
- 1
Receive your Notice of Valuation in July
Utah county assessors mail a Notice of Valuation and Tax Change, typically in July. It shows your property's assessed value and estimated tax obligation. This is your annual signal to check whether your assessment is accurate.
- 2
File a BOE appeal within 45 days
You have 45 days from the notice date — typically until mid-September — to file an appeal with your County Board of Equalization (BOE). Form PT-200 is the standard appeal petition. Fairmark handles all filings on your behalf.
- 3
Present evidence to the County BOE
The BOE reviews your evidence — comparable sales, independent appraisals, or market analysis — against the assessor's value. Fairmark prepares and presents all documentation to support a reduction.
- 4
Receive your corrected assessment
If the appeal succeeds, your assessed value is reduced for the current tax year. The 45% residential exemption then applies to the corrected, lower value — amplifying your savings every year the reduction holds.
Your county is counting on you not checking.
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