HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Grand County
Property Tax Guide

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

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
0.5% to 1.2% (base 0.3% + special districts vary by location)
Exemptions
5+ Available
Section 1

How Property Tax Works

Grand County, Utah operates on a property tax system that funds essential local services including education, public safety, infrastructure maintenance, and county operations. Property taxes are calculated by applying tax rates to the assessed value of real property, with assessments conducted by the Grand County Assessor's Office based on market value as of January 1st each year.

The effective property tax rate in Grand County varies significantly by location within the county due to special taxing districts. While the base county rate is approximately 0.3% for 2025, property owners may also pay additional taxes for school districts, fire districts, library districts, and other special assessments. Total effective rates typically range from 0.5% to 1.2% depending on your specific location and the overlay of special taxing districts that serve your property. It's important to note that Utah does not impose a statewide assessment cap, allowing property values to be reassessed annually at full market value.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Grand County General0.003000County operations, roads, public safety
Grand County Library0.000150Library services
School District (varies)0.006000-0.008000Local school operations and bonds
State Basic School Levy0.001500Statewide education funding
Fire District (if applicable)0.001000-0.002000Fire protection services
Water/Sewer Districts0.000500-0.001500Water and wastewater services
Total Estimated Range0.012150-0.016150Varies by location and districts

Rates shown are for Levy Year 2025 and are expressed as decimals (multiply by 1000 for mill rate). Actual rates vary significantly based on your property's location within Grand County and which special taxing districts serve your area. Contact the Grand County Assessor's Office for your specific tax rate combination.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Grand 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 taxes in Grand County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur after January 1st (the assessment date), the county issues a supplemental tax bill to account for the difference between the old and new assessed values.

The supplemental tax is calculated by taking the difference between the new assessed value and the previous assessed value, then applying the current tax rate to that difference. The tax is prorated based on the number of months remaining in the tax year after the change occurred. For example, if you purchase a home in July that triggers a $50,000 increase in assessed value, and your total tax rate is 1.0%, you would owe a supplemental tax of approximately $250 ($50,000 × 0.01 × 6/12 months). Supplemental tax bills are typically issued within 60-90 days of the triggering event and are due within 30 days of the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market/Assessed Value: $300,000
  • Veteran's Exemption (if applicable): -$1,200 assessed value reduction
  • Net Taxable Value: $298,800
  • Tax Rate: 1.0% (varies by location)
  • Annual Tax: $2,988
  • Monthly Escrow: $249

Example 2: $600,000 Home

  • Market/Assessed Value: $600,000
  • Homestead Credit (application required): Caps assessment increases at 10% annually
  • Net Taxable Value: $600,000 (assuming no prior year increase cap applied)
  • Tax Rate: 1.2% (varies by location)
  • Annual Tax: $7,200
  • Monthly Escrow: $600

Example 3: $1,000,000 Home

  • Market/Assessed Value: $1,000,000
  • Homestead Credit: Limits assessment growth from previous year
  • Net Taxable Value: $1,000,000
  • Tax Rate: 1.1% (varies by location)
  • Annual Tax: $11,000
  • Monthly Escrow: $917

Note: Credits shown require application and approval. Contact Grand County Assessor for current credit availability and application procedures.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Grand County require borrowers to establish an escrow account to ensure property tax payments are made on time. Your lender will collect 1/12th of your estimated annual property tax bill with each monthly mortgage payment, holding these funds in a separate escrow account. The lender then pays your property taxes directly to Grand County when they become due on November 30th each year.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected, comparing actual tax bills to estimated amounts. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. You'll receive an escrow disclosure statement showing any changes to your monthly payment, typically 60 days before the adjustment takes effect. Property owners can verify their tax payments through the Grand County Treasurer's online portal and should review their annual mortgage escrow statements to ensure accuracy. If you pay taxes directly (without escrow), remember that payments are due by November 30th, with extensions to the following Monday if the 30th falls on a weekend.

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 Grand County? A: Property taxes for the current tax year are due by November 30th. If November 30th falls on a weekend, the deadline extends to the following Monday. Taxes become delinquent on December 1st and are subject to penalties and interest.

Q: What tax credits are available and do I need to apply? A: Grand County offers several tax credits including the Homestead Credit (limits annual assessment increases to 10%), Veteran's Exemption, and Senior Citizen Credit. All credits require annual application through the Grand County Assessor's Office by September 1st of each year. Applications are not automatic and must be renewed annually.

Q: How does the Homestead Credit work? A: The Homestead Credit doesn't reduce your home's market value but instead caps the annual increase in your assessed value to 10%, even if market value increases more. You must apply annually by September 1st and the property must be your primary residence. This credit helps protect homeowners from dramatic tax increases due to rapid property appreciation.

Q: When does the county assess property values? A: Grand County assesses all property annually as of January 1st. Assessment notices are typically mailed in August, and property owners have 45 days from the notice date to file an appeal with the County Board of Equalization if they disagree with their assessment.

Q: What are the penalties for late payment? A: Properties with delinquent taxes (unpaid after November 30th) are subject to penalties and interest. Interest accrues monthly on unpaid balances, and properties may eventually be subject to tax sale proceedings if taxes remain unpaid for extended periods.

Q: Can I pay my property taxes online? A: Yes, Grand County offers online payment options through their official website. You can pay by electronic check or credit card, though credit card payments may include processing fees. The county treasurer's office also accepts payments by mail, phone, or in person.

Q: Why do tax rates vary within Grand County? A: Tax rates vary based on the special taxing districts that serve your specific location, such as school districts, fire districts, library districts, and improvement districts. Each district sets its own tax rate to fund local services, creating different total tax rates throughout the county.

Q: How do I find out which tax districts apply to my property? A: Contact the Grand County Assessor's Office at (435) 259-1321 or visit their office to determine which taxing districts serve your property. Your annual tax notice also lists all applicable districts and their individual rates.

Verified Sources

Backed by 10 Official Government Sources

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

01
State
Combined Rate - Utah State Tax Commissiontax.utah.gov
02
County
Office of the County Treasurergrandcountyutah.gov
03
Tax Doc
NOTICE OF PROPOSED TAX INCREASE GRAND ...sanjuancountyut.gov
04
County
Property Tax Calendar | Grand County, UT - Official Websitegrandcountyutah.gov
05
Tax Doc
Back Taxes and Tax Salegrandcountyutah.gov
06
Frequently Asked Questions - CivicPlus.CMS.FAQgrandcountyutah.gov
07
Utahirs.gov
08
DRAFTED FOR DISCUSSIONgrandcountyutah.gov
09
Tax Doc
Pub 36, Property Tax Abatement, Deferral and Exemption ...files.tax.utah.gov
10
County
GRAND COUNTYutah.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate