Utah · Do-it-yourself · $29

Appeal your Utah property taxes yourself.

Everything you need to appeal your Utah assessment yourself — including the 55% taxable-value trap that talks most homeowners out of a valid appeal, your county's deadline, the evidence the boards actually require, and a ready-to-edit appeal.

Straight talk: we don’t have per-home comparable-sales data for Utah — Utah's parcel records are published county by county rather than as one statewide roll, and the counties that publish them do not release the building detail needed to size-adjust a comparable set. So this is a guide and templates, not a comp report, and you pull your own comps— the kit shows you exactly how. That’s the honest reason it’s $29 instead of the $49 done-for-you kit we sell in states we cover.
The Utah DIY Appeal Kit
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How a Utah appeal works

The short version, free. The kit is the long version with the forms, the filing steps, and the letter.

  1. Utah counties value your home at fair market value as of January 1, then tax a qualifying primary residence on only 55% of that. Your notice shows the taxable number, so divide it by 0.55 before deciding whether you are over-assessed.
  2. If the county's market value is too high, file a free appeal with your County Board of Equalization through the county auditor — by the later of September 15 or 45 days after your valuation notice, which in a normal year means September 15.
  3. Attach your evidence WITH the application: three to five comparable sales from the 12 months before January 1, your closing papers, or an appraisal. Several counties dismiss appeals filed without evidence.
  4. A hearing officer reviews it informally and the board must decide within 60 days. If you lose, you have 30 days to file form TC-194 with the same county auditor to reach the Utah State Tax Commission.

What to check on your assessment notice

  • The two value lines. Find the assessor's MARKET value and the TAXABLE value. Taxable should be about 55% of market — if it equals market, your residential exemption is missing and that alone is worth an appeal.
  • The notice date. It starts your 45-day alternate deadline and is your proof if the county provided it late.
  • The stated appeal deadline and filing instructions, which the county is required to print on the notice. If it conflicts with the county website, the notice governs your case — call the auditor.
  • Your property's physical description against reality: acreage, finished and unfinished square footage, year built, room count. A factual error here is the cheapest appeal to win.

Official lookup: Utah State Tax Commission: appeals of locally assessed property→

What’s inside

✓The 55% taxable-value conversion that tells you whether you are actually over-assessed, before you file anything.
✓Your real deadline, and why September 15 controls in a normal year even though the statute reads "the later of."
✓The six-month qualifying-contract rule that makes a recent purchase of your own home nearly unrebuttable evidence.
✓The 5% equalization rule the board is REQUIRED to apply, and how to document it.
✓Exactly what evidence each large county demands — Salt Lake's MLS full-print rule, Weber's thirteen-field comp table, Davis's one-mile radius — so your appeal is not dismissed for insufficiency.
✓The narrow grounds on which a board must accept a LATE appeal, and the March 31 outer cutoff.
✓The residential-exemption trap: when the real problem is primary-residence status rather than value.
✓A ready-to-edit appeal application letter citing the right Utah Code sections.

How it works

  1. Buy the kit — the PDF lands in your inbox instantly.
  2. Find the date your county PROVIDED your Notice of Property Valuation and Tax Changes — your deadline is the later of September 15 or 45 days after that date, and in a normal year September 15 is the one that controls.
  3. Gather the evidence on the checklist and edit the appeal-letter template.
  4. File your county's Property Valuation Appeal Application with your County Board of Equalization, through the county auditor or clerk-auditor before your deadline.

Different process where you live?

Utah is not one system. These jurisdictions use a different agency, a different form, and an earlier deadline than the rest of the state. The kit covers each one in its own section.

Salt Lake County
All real property in Salt Lake County. Salt Lake publishes the clearest evidence rules in the state, so its standards are a safe default anywhere in Utah.
Deadline
The window opens August 1 and closes September 15, or 45 days from the valuation notice, whichever is later. Online filings must land by 11:59:59 p.m., mail must be postmarked by the 15th, and in-person filings must arrive before 5:00 p.m. Late appeals are accepted until March 31 on the R884-24P-66 grounds.
Filed with
The Salt Lake County Board of Equalization; the Clerk of the Board sits in the Auditor's Office.
Form
2026 Salt Lake County Appeal Form (BE-01), "Request for Review of Real Property Assessed Value," with an online portal.
Utah County
All real property in Utah County.
Deadline
Utah County publishes a flat September 15, without the 45-day alternative. Online by 11:59:59 p.m., mail postmarked by the 15th, in person before 5:00 p.m. No fax accepted. Late appeals until March 31.
Filed with
The Utah County Board of Equalization, administered by the Clerk/Auditor's Tax Administration office.
Form
2026 BOE Appeal Application, with a separate Late Appeal version and an online system.
Weber County
All real property in Weber County. Mobile homes and business personal property run on separate deadlines.
Deadline
45 days from the day valuation notices are mailed, or September 15, whichever is later — Weber publishes the statutory rule verbatim. The portal closes at midnight on September 15. Late appeals run September 16 to March 31 with Commission approval; if refused, the filing auto-converts to a pre-appeal for the next cycle.
Filed with
The Weber County Board of Equalization, filed with the Clerk/Auditor. Late petitions require County Commission approval.
Form
2026 Property Valuation Appeal Application. Online filing is the county's stated default method.
Davis County
All real property in Davis County.
Deadline
Davis publishes September 15 and does not publish the 45-day alternative. Its live site has carried conflicting dates, so trust the date printed on your own valuation notice and call the office if they disagree.
Filed with
The Davis County Board of Equalization (the County Commission), administered by the Controller's Office Tax Administration division as Clerk of the Board.
Form
Davis County Board of Equalization Property Valuation Appeal Application, plus a separate Late Appeal Form.
Deadline: Under § 59-2-1004(3)(a) you must apply to appeal on or before the LATER of September 15 of the current calendar year, or the last day of a 45-day period beginning on the day the county auditor PROVIDES the notice under § 59-2-919.1. Note the word: provides, not mails — and because § 59-2-919.1(5) lets the auditor deliver the notice electronically where you have elected it, your 45-day clock can start on an email rather than a postmark. The Notice of Property Valuation and Tax Changes must go out on or before July 22 each year, at least 10 days before the board meets. The practical consequence is that July 22 plus 45 days lands around September 5, which is earlier than September 15 — so SEPTEMBER 15 controls in a normal year, and the 45-day branch only buys you extra time if your county sent the notice after roughly August 1. Counties publish this differently: Salt Lake and Weber state the full whichever-is-later rule (Salt Lake also opens its window August 1), while Utah County and Davis County publish a flat September 15. If the last day falls on a Saturday, Sunday, or legal holiday, § 68-3-7 runs the period to the next business day. After the board decides, you have 30 days to appeal to the Utah State Tax Commission — and that notice of appeal is filed with the COUNTY AUDITOR, not with the Commission.

What Utah charges to file

These are your county or state’s fees, not ours. Listed so there are no surprises.

  • County Board of Equalization — no fee. No filing fee appears in the Utah Code, in Tax Commission Publication 31, or on the appeal pages of Salt Lake, Utah, Davis, or Weber counties.
  • Utah State Tax Commission — no fee is identified on form TC-194 or the Commission's locally-assessed appeals page. This is verified by absence rather than by an affirmative statement, so confirm with the Appeals Unit if it matters to you.
  • District court — $375 to file a petition for judicial review under § 78A-2-301(1)(a), plus your own costs.
  • Your real costs at the county level are evidentiary rather than administrative: a professional fee appraisal if you choose to commission one, or MLS comparable printouts, which a cooperative real estate agent will usually pull for free.

Questions

Why is this $29 and not $49?
The $49 kit includes a comparable-sales analysis pulled from county records. We don't have that data for Utah yet, so this kit is the guide, the deadline rules, the exact form, an evidence checklist, and an appeal-letter template — you gather the comps yourself, and we show you how. Honest work, honest price.
When is the Utah property tax appeal deadline?
Under § 59-2-1004(3)(a) you must apply to appeal on or before the LATER of September 15 of the current calendar year, or the last day of a 45-day period beginning on the day the county auditor PROVIDES the notice under § 59-2-919.1. Note the word: provides, not mails — and because § 59-2-919.1(5) lets the auditor deliver the notice electronically where you have elected it, your 45-day clock can start on an email rather than a postmark. The Notice of Property Valuation and Tax Changes must go out on or before July 22 each year, at least 10 days before the board meets. The practical consequence is that July 22 plus 45 days lands around September 5, which is earlier than September 15 — so SEPTEMBER 15 controls in a normal year, and the 45-day branch only buys you extra time if your county sent the notice after roughly August 1. Counties publish this differently: Salt Lake and Weber state the full whichever-is-later rule (Salt Lake also opens its window August 1), while Utah County and Davis County publish a flat September 15. If the last day falls on a Saturday, Sunday, or legal holiday, § 68-3-7 runs the period to the next business day. After the board decides, you have 30 days to appeal to the Utah State Tax Commission — and that notice of appeal is filed with the COUNTY AUDITOR, not with the Commission.
What form do I file to appeal my Utah property assessment?
your county's Property Valuation Appeal Application (Request for Review of Real Property Assessed Value), filed with your County Board of Equalization, through the county auditor or clerk-auditor. The kit walks you through completing it line by line and includes a ready-to-edit appeal letter to attach.
Do you file the appeal for me?
No — this is a do-it-yourself kit. You file your county's Property Valuation Appeal Application yourself with your County Board of Equalization, through the county auditor or clerk-auditor. The kit makes that straightforward with step-by-step instructions and a ready-to-edit letter.
What if it doesn't help?
30-day money-back guarantee, no questions asked. If the kit isn't useful, reply to your delivery email and we'll refund you.
Is this legal or tax advice?
No. It's general information to help you file your own appeal. Always rely on the date and instructions printed on your own assessment notice and confirm current requirements with your county.
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