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Updated 2025 Tax Year

Cache County
Property Tax Guide

Everything you need to know about property taxes in Cache County, UT. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8% to 1.2% of market value (varies by location and special districts within Cache County)
Exemptions
5+ Available
Section 1

How Property Tax Works

Property taxes in Cache County, Utah fund essential local services including public schools, county government operations, fire protection, libraries, and various special districts. The county follows Utah's state property tax system, where properties are assessed at fair market value and taxed according to rates set annually by various taxing entities including the county, school districts, cities, and special service districts.

Cache County's effective property tax rates typically range from approximately 0.8% to 1.2% of market value, though actual rates vary significantly by location within the county due to different combinations of special taxing districts. Properties in Logan, for example, may have different rates than those in rural areas due to city services and special improvement districts. Most residential property owners benefit from Utah's 45% primary residential exemption, which reduces the taxable value but requires an application to be filed.

The county uses a calendar year assessment cycle, with tax bills typically issued in the fall for the current tax year. Property owners should verify their specific tax rate with the Cache County Assessor's office, as rates can vary considerably based on the exact location and applicable special districts.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
Cache County General0.002500County operations, roads, public safety
Cache School District0.007500K-12 public education funding
Municipal Services0.001000-0.003000City services (varies by municipality)
Library District0.000300Cache County Library system
Mosquito Abatement0.000100Vector control services
Special Service Districts0.000500-0.002000Water, sewer, fire protection (varies)
Total Estimated Rate0.012000-0.016000Varies by location and districts

Note: These rates are estimates based on historical data. Actual FY 2024-2025 rates vary by specific location within Cache County due to different combinations of special taxing districts. Contact the Cache County Assessor at (435) 755-1840 for exact rates applicable to your property address.

Special improvement districts, irrigation districts, and municipal utility districts may impose additional assessments depending on your property's location and services received.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cache County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental property taxes in Cache County are additional tax bills issued when there are mid-year changes to a property's assessed value. Common triggers include new construction completion, property improvements, ownership changes that remove exemptions, or corrections to assessment errors discovered after the main tax roll is finalized.

Supplemental taxes are calculated by applying the current year's tax rate to the difference between the old and new assessed values, prorated for the portion of the tax year affected. For example, if you complete a home addition worth $50,000 in July, you would receive a supplemental bill for taxes on that $50,000 increase for the remaining months of the tax year.

These supplemental bills are typically issued within 60-90 days of the triggering event and have separate due dates from regular property tax bills. The Cache County Treasurer's office mails supplemental tax notices with payment instructions and due dates, which are generally 30 days from the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Primary Residential Exemption (45%): -$135,000
  • Net Taxable Value: $165,000
  • Annual Tax (at 1.3% rate): $2,145
  • Monthly Escrow: $179

Example 2: $600,000 Home

  • Market Value: $600,000
  • Primary Residential Exemption (45%): -$270,000
  • Net Taxable Value: $330,000
  • Annual Tax (at 1.3% rate): $4,290
  • Monthly Escrow: $358

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Primary Residential Exemption (45%): -$450,000
  • Net Taxable Value: $550,000
  • Annual Tax (at 1.3% rate): $7,150
  • Monthly Escrow: $596

Note: The 45% primary residential exemption requires an application filed with the Cache County Assessor's office. Tax rates shown are estimates - actual rates vary by location within the county. Veterans, seniors, and disabled persons may qualify for additional tax credits that require separate applications.

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Section 5

Escrow & Property Taxes

Most Cache County homeowners with mortgages have their property taxes collected through escrow accounts managed by their lenders. Mortgage companies typically collect 1/12 of the annual property tax bill with each monthly payment, plus a cushion amount as required by federal regulations.

Property tax bills in Cache County are generally due by May 15th of each year. Lenders usually receive tax bills directly and pay them on behalf of borrowers before the due date to avoid penalties and potential tax liens. However, homeowners should verify that payments are made timely, as they remain ultimately responsible for tax payments even when using escrow services.

If your property taxes increase due to reassessment or rate changes, your lender will conduct an escrow analysis and may adjust your monthly payment accordingly. You can verify that your taxes have been paid by checking with the Cache County Treasurer's office at (435) 755-1840 or through their online payment portal. Keep copies of tax bills and payment confirmations for your records, as you'll need them for income tax deductions.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Cache County? A: Property taxes for FY 2024-2025 are due by May 15, 2025. Payments received after this date are subject to penalties and interest charges.

Q: What tax credits are available and do I need to apply? A: The primary residential exemption (45% reduction in taxable value) requires an application filed with the Cache County Assessor. Veterans with disabilities, seniors over 65 with limited income, and disabled persons may qualify for additional tax credits, but all require separate applications with specific deadlines.

Q: How does the homestead credit work in Utah? A: Utah doesn't have a traditional homestead credit, but the primary residential exemption provides similar benefits by reducing your home's taxable value by 45%. This must be applied for annually and only applies to your primary residence where you live at least 183 days per year.

Q: When are properties assessed and how can I appeal? A: Cache County assesses properties annually as of January 1st. Assessment notices are typically mailed in August. You can appeal your assessment by filing a "Request for Review" by September 15th at 5:00 PM with the Cache County Board of Equalization.

Q: What are the penalties for late payment? A: Late payments incur penalties and interest starting May 16th. Contact the Cache County Treasurer at (435) 755-1840 for current penalty rates and payment arrangements.

Q: Can I pay my taxes online? A: Yes, Cache County offers online payment options through their website. Contact the Treasurer's office for current online payment portal information and accepted payment methods.

Q: Why do tax rates vary within Cache County? A: Tax rates depend on your property's location and which special districts provide services to your area, such as fire districts, water districts, library districts, and municipal services. Rural and urban areas often have different service providers and corresponding tax rates.

Q: What if I can't afford to pay my property taxes? A: Cache County offers tax settlement and deferral programs for property owners who have exhausted other funding options and are at risk of losing their property. Applications and qualification requirements are available through the County Treasurer's office.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
cache county council meetingutah.gov
02
County
Official Site of Cache County, Utah - Tax Ratescachecounty.gov
03
State
Financial Statements For the Year Ended June 30, 2025richmondutah.gov
04
County
Official Site of Cache County, Utah - Property Value Appealscachecounty.gov
05
Tax Doc
Property Tax Reliefcachecounty.gov
06
Personal or Business Propertycachecounty.gov
07
Frequently Asked Questionscachecounty.gov
08
Primary Residential Exemptioncachecounty.gov
09
Tax Doc
Chapter 2 Property Tax Act Part 1 General Provisionsle.utah.gov
10
Tentative Budget 2026 - Summary Reports - Google Sheetscachecounty.gov
All sources verified as of 2025 Tax Year

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