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Updated 2025 Tax Year

San Juan County
Property Tax Guide

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

9 Official Sources
8 min read
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Quick Facts
Tax Rate
0.8% to 1.2% of assessed value (varies significantly by special taxing districts)
1st Due
Nov 30
2nd Due
May 31
Exemptions
4+ Available
Section 1

How Property Tax Works

San Juan County, Utah operates on a property tax system that funds essential local services including education, public safety, infrastructure, and county operations. Property taxes are levied based on the assessed value of real property and are collected annually to support both county-wide services and local special districts.

The effective tax rate in San Juan County varies significantly depending on your property's location within the county due to different combinations of special taxing districts such as school districts, fire districts, and other local service areas. While the base county rate provides a foundation, additional assessments from these districts can substantially impact your total property tax bill. Property owners should expect their actual tax rate to differ based on which special districts serve their specific location.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
San Juan County Base Rate0.000649Basic county operations and services
School DistrictVaries by districtLocal education funding
Special Service DistrictsVaries by locationFire protection, library, water, sewer
Municipal RatesVaries by cityCity services (if within city limits)
Total Effective RateVaries by locationCombined rate for all applicable districts

Rates shown are for FY 2025-2026 levy year as adopted by the Utah State Tax Commission. Your actual tax rate depends on which special taxing districts serve your property location. Contact the San Juan County Assessor for your specific rate combination.

Section 3

When Are Property Taxes Due?

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

First Installment
Nov 30
Delinquent after Dec 10
Second Installment
May 31
Delinquent after Apr 10
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 San Juan County are triggered by changes in property ownership, new construction, or significant improvements that increase a property's assessed value during the tax year. These taxes cover the period from when the change occurred until the end of the current fiscal year.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, then prorating for the remaining months in the fiscal year. For example, if you purchase a home in January that was previously assessed at $200,000 but now reflects a market value of $350,000, you would owe supplemental taxes on the $150,000 difference for the remaining 11 months of the fiscal year.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Credit (if applied): -$1,000
  • Net Taxable Value: $299,000
  • Annual Tax (est. 1.2% effective rate): $3,588
  • Monthly Escrow: $299

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homestead Credit (if applied): -$1,000
  • Net Taxable Value: $599,000
  • Annual Tax (est. 1.2% effective rate): $7,188
  • Monthly Escrow: $599

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homestead Credit (if applied): -$1,000
  • Net Taxable Value: $999,000
  • Annual Tax (est. 1.2% effective rate): $11,988
  • Monthly Escrow: $999

Note: Tax credits shown require annual application. Effective rates vary by special district combination. Contact San Juan County Assessor for location-specific rates.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in San Juan County require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects monthly tax payments as part of your mortgage payment, typically 1/12th of your annual tax bill, and holds these funds in an escrow account until taxes are due.

Property taxes in San Juan County are due September 1st and become delinquent after November 30th. Lenders typically pay the full annual amount by the September deadline to avoid penalties. Your lender will provide an annual escrow analysis showing the previous year's tax payments and any adjustments needed for the coming year. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. Property owners can verify their tax payments and balances through the San Juan County Treasurer's office or online portal.

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 San Juan County? A: Property taxes for FY 2025-2026 are due September 1st and become delinquent after November 30th.

Q: What tax credits are available and how do I apply? A: San Juan County offers a Low Income Property Tax Abatement (circuit breaker) and Homeowner's Tax Credit. Both require annual application by September 1st. Applications are available from the County Clerk/Auditor at P.O. Box 338, Monticello, Utah 84535.

Q: How does the Homestead Credit work? A: The Homestead Credit caps annual assessment increases rather than reducing market value. It requires filing an application and is not automatic. Contact the San Juan County Assessor for specific eligibility requirements and application procedures.

Q: Are there exemptions for veterans or disabled persons? A: Yes, disabled veterans may qualify for property tax abatement. An application with proof of military service and disability must be filed with the county. Contact the County Assessor for specific requirements and deadlines.

Q: When are properties reassessed? A: Utah conducts property assessments annually. Assessment notices are typically mailed in the spring, with appeal deadlines clearly marked on the notice.

Q: How do I appeal my property assessment? A: Assessment appeals must be filed within the timeframe specified on your assessment notice. Contact the San Juan County Board of Equalization for appeal procedures and deadlines.

Q: What are the penalties for late payment? A: Properties become delinquent after November 30th and are subject to penalties and interest as specified by Utah state law. Contact the County Treasurer for specific penalty rates.

Q: Can I pay property taxes online? A: Check with the San Juan County Treasurer's office for available online payment options and accepted payment methods.

Q: Why do tax rates vary within San Juan County? A: Different areas are served by different combinations of special districts (fire, school, library, etc.), each with their own tax rates, resulting in varying total effective rates throughout the county.

Q: Do I need to reapply for tax credits annually? A: Yes, most tax credits including the Low Income Abatement and Homeowner's Tax Credit require annual application by September 1st. They are not automatically renewed.

Verified Sources

Backed by 9 Official Government Sources

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

01
State
81 - Utah State Tax Commissiontownofbluffutah.gov
02
State
Resolution 2025-08 | Utah State Tax Commissionutah.gov
03
Tax Doc
notice of proposed tax increasesanjuancountyut.gov
04
Tax Doc
Property Tax Relief Programssanjuancountyut.gov
05
Tax Doc
Clone of Property Tax Reliefsanjuancountyut.gov
06
Tax Doc
Tax Delinquencysanjuancountyut.gov
07
Forms, Permits, and Applicationssanjuancountyut.gov
08
Tax Doc
Pub 36, Property Tax Abatement, Deferral and Exemption ...files.tax.utah.gov
09
Tax Doc
Pub 36, Property Tax Abatement, Deferral and Exemption ...files.tax.utah.gov
All sources verified as of 2025 Tax Year

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