Every year, Utah homeowners receive their property tax assessments. Some glance at the number and move on. Others stop and ask, "Is this right?" If your assessed value feels out of step with what your home is actually worth, you’re not alone. Fortunately, Utah gives you the right to appeal. A professional appraisal is one of the most effective tools you can use to support that appeal and potentially lower your tax bill.
Deadlines Vary by County, But They All Come Fast
In Utah, most counties send out their assessment notices in July, with appeal deadlines usually falling in August or early September. That gives homeowners only a few weeks to act. If you miss that window, you’ll have to wait until next year. Timing matters, and starting the process early can make a big difference in your ability to respond and prepare.
This timeline holds true whether you're in Salt Lake County, Davis County, Utah County, Weber County, Tooele County, Summit County, or Wasatch County. While the deadlines may vary slightly, the need to act quickly is the same across the board.
Mass Appraisals Are Efficient, But Not Always Accurate
County assessors work with thousands of properties at once. To manage that volume, they rely on automated models that estimate home values using neighborhood averages, square footage, lot size, and general trends. While this approach works at scale, it often overlooks the specific details of individual homes.
Maybe your home hasn’t been updated in years. Maybe it backs a busy road. Maybe it’s unusually shaped or sits on a hillside that limits access. These are the kinds of features that can significantly affect your home's market value but may not be reflected in a mass assessment.
The Properties Most Likely to Be Overassessed
Not every home will benefit from an appeal. But there are certain types of properties that often raise red flags. Older homes that haven’t been recently renovated are a good example. These homes may look similar on paper to a remodeled neighbor’s house, but they sell for very different prices in the real market. If your home has outdated finishes, deferred maintenance, or unique layout challenges, there’s a good chance the assessor’s model has missed the mark.
Custom homes and one-of-a-kind properties are also frequently overassessed. These homes don’t have easy comparisons in the neighborhood, which means the mass model often defaults to averages that don’t apply. The same goes for homes in transitional neighborhoods or fringe areas where values shift more dramatically than the county’s model can track.
Even newer homes can be good candidates for appeal—especially if you purchased during a market dip or if surrounding home values have cooled while your assessment kept climbing.
A Private Appraisal Can Strengthen Your Case
When you appeal your property tax assessment, you’re asking the county to reconsider its valuation. A professional residential appraisal provides an objective, detailed opinion of value that focuses on your property—not the average. It involves a site visit, a review of recent comparable sales, and an explanation of how your home fits within the local market.
An experienced appraiser will document condition, location, layout, and features that can all impact your value. This report becomes key evidence in your appeal and can carry significant weight with the county review board.
Utah’s Real Estate Landscape Creates Unique Challenges
Property values across Utah have shifted dramatically in recent years. Salt Lake County has seen ongoing development and market swings. Davis and Weber counties include a mix of older neighborhoods and growing suburbs. In Summit and Wasatch counties, you’ll find everything from luxury ski homes to off-grid cabins. Tooele County includes both rural stretches and fast-growing areas near the city.
Each of these markets behaves differently. Some areas see rapid appreciation. Others cool off more quickly. Mass models don’t always catch these shifts in real time, but a local appraiser can.
Local Knowledge Matters More Than Ever
A Utah-based appraiser understands more than just the numbers. They know that homes in Sugar House sell differently than homes in West Jordan. They recognize how custom homes in Wasatch County are valued compared to track homes in Davis County. They’ve seen how high-end properties in Summit County are affected by views, access, and short-term rental potential.
This kind of market insight helps ensure your appraisal reflects not just the structure, but the broader context of where it’s located. That context is often what sets a successful appeal apart.
What Happens After You File
Once you file your appeal and submit your supporting documents—including your appraisal—the county reviews your case. Sometimes they make a decision without a hearing. Other times, you may be invited to present your case. If the appeal is denied and you still believe the value is too high, you have the right to escalate the case to the Utah State Tax Commission.
This process can take time, but if you're overassessed, the savings in future tax years may be worth the effort.
Make Sure Your Home Is Fairly Valued
You work hard to maintain your home. You deserve a tax assessment that reflects its true market value. Appealing your property taxes isn’t about cutting corners. It’s about making sure you’re paying your fair share—nothing more, nothing less.
If you’re a homeowner in Salt Lake, Davis, Utah, Weber, Tooele, Summit, or Wasatch County and you suspect your property is overvalued, now is the time to act. A local appraisal from someone who understands your market is a smart place to start.
At Minson Appraisal Group, we’ve helped property owners across northern Utah navigate this process with confidence. Reach out today to schedule your appraisal and take the first step toward a fairer tax bill.
Property Tax Appeals in Utah: What You Need to Know Before You File