Salt Lake County’s approval of a 14.6 percent property tax increase for the 2026 budget has come as a shock to many homeowners. Over the past several weeks, I have spoken with property owners throughout the valley who were surprised by how much their assessed value increased, even when nothing about their home or neighborhood has materially changed.
As a residential appraiser who works daily in Salt Lake County, I see firsthand how these increases occur and why they often feel disconnected from true market behavior. For homeowners who believe their assessment no longer reflects reality, the late appeal window remains open until March 31, 2026.
Why This Tax Increase Feels So Abrupt
County assessors are required to value tens of thousands of properties at once. To do that, they rely on mass appraisal models that group homes by location, age, size, and general characteristics. These systems are efficient, but they are not precise at the individual property level.
In a market like Salt Lake County, where price movement has not been uniform across neighborhoods, those models can lag behind real conditions. Some areas experienced strong demand well into the past year, while others cooled quickly as affordability tightened. When values move unevenly, mass models often smooth those differences instead of capturing them.
That is why two homes that appear similar in county records can receive nearly identical assessments, even though buyers would not treat them the same in the open market.
The Difference Between an Assessed Value and Market Value
An assessed value is not intended to represent what a specific home would sell for. It is designed for tax administration. An appraisal, by contrast, answers a much narrower question. What would this particular property sell for, as of a specific date, under current market conditions.
In my appraisal work throughout Salt Lake City, West Valley City, and Murray, I routinely see assessments that overlook condition issues, functional layout challenges, lot influences, or recent nearby sales that better reflect buyer behavior. These are not minor details. They directly affect how buyers perceive value and what they are willing to pay.
When those factors are not fully reflected in an assessment, the resulting value can be higher than what the market would actually support.
When a Property Tax Appeal Makes Sense
Not every assessment increase is wrong. Some are well supported by recent sales and local trends. The key is whether your assessed value aligns with credible, comparable market data specific to your home and immediate area.
A tax appeal is typically worth considering when recent sales suggest a lower value than the county assessment, when your property has condition or functional issues that were not accounted for, or when the assessment relies on sales that do not truly reflect your micro market.
Determining that requires more than an online estimate or a general opinion. It requires a detailed analysis of real sales and local market behavior.
Why an Independent Fee Appraisal Carries Weight
An independent fee appraisal is prepared without any financial interest in the outcome of a tax appeal. The appraiser’s responsibility is to analyze the market objectively and report a supported opinion of value based on verified data.
For appeal boards, this matters. A properly prepared appraisal includes comparable sales analysis, market trend evaluation, and clear explanations of how differences between properties affect value. It follows established appraisal standards and is built on evidence, not advocacy.
While many homeowners submit statements or automated valuation reports, an independent appraisal speaks the same technical language used by assessors and review boards.
Local Market Knowledge Is Critical
Salt Lake County is not a single market. Value behavior in Salt Lake City can differ significantly from West Valley City or Murray, even within similar price ranges. School boundaries, zoning, redevelopment patterns, and buyer preferences all influence how properties perform.
As an appraiser working throughout these areas, I analyze these distinctions every day. That local familiarity becomes especially important in tax appeals, where the outcome often hinges on whether the comparable sales truly represent the subject property’s immediate market.
The March 31, 2026 Appeal Deadline
The late appeal deadline of March 31, 2026 is approaching quickly. If you believe your assessment does not reflect current market conditions, waiting too long can limit your options. A tax appeal appraisal needs to be thorough and well supported, and that process takes time.
Evaluating your assessment now allows for a clear, informed decision rather than a rushed submission.
Next Steps
If you are questioning your 2026 property tax assessment, an independent appraisal can provide clarity. In some cases, it confirms that the assessment is reasonable. In others, it becomes the foundation for a successful appeal and a lower tax burden.
Minson Appraisal Group provides independent fee appraisals for property tax appeals throughout Salt Lake County, including Salt Lake City, West Valley City, and Murray. If you want an objective, well supported opinion of value prepared by a local residential appraiser, you can contact our office to discuss whether an appraisal is appropriate for your situation.
Sound decisions start with accurate information and credible market analysis.
The 14.6% Salt Lake County Tax Hike: How an Independent Appraisal Can Lower Your 2026 Bill