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Updated 2025 Tax Year

Wasatch County
Property Tax Guide

Everything you need to know about property taxes in Wasatch 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
0.446% effective rate, varies significantly by location due to special districts (fire districts range 0.03% to 4.43%)
1st Due
Nov 30
Exemptions
4+ Available
Section 1

How Property Tax Works

Wasatch County's property tax system funds essential local services including schools, fire protection, county operations, and various special districts. Property taxes are assessed annually based on fair market value as determined by the County Assessor's Office, with tax bills typically mailed in October and due by November 30th.

The effective property tax rate in Wasatch County for 2025 is approximately 0.446%, though actual rates vary significantly by location within the county due to special taxing districts. Properties may be subject to additional levies from fire districts (ranging from 0.03% to 4.43%), school districts, and other local improvement districts. For example, properties in the Wasatch County Fire District face a 4.43% levy, while those in the Park City Fire District pay 0.03%, creating substantial variation in total tax burden depending on your specific location within the county.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Base County Levy~0.446%Core county services and operations
Wasatch County Fire District4.43%Fire protection services (most areas)
Park City Fire District0.03%Fire protection services (Park City area)
Utah State School LevyVariesState education funding
Utah State Charter School LevyVariesCharter school funding
Education LeviesVariesLocal school district operations
Special DistrictsVariesWater, sewer, lighting districts as applicable

Rates shown are for levy year 2025. Your actual tax rate depends on which special taxing districts serve your property location. Contact the Wasatch County Assessor's Office at (435) 657-3230 for your specific district combination and total rate.

Section 3

When Are Property Taxes Due?

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

First Installment
Nov 30
Delinquent after Dec 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 taxes are additional property tax assessments that occur when there are changes in property ownership, new construction, or improvements completed after the annual assessment date. In Wasatch County, supplemental taxes are calculated based on the difference between the previous assessed value and the new assessed value, prorated for the portion of the tax year remaining.

For example, if you purchase a home in March that was previously assessed at $400,000 but sells for $500,000, a supplemental assessment may be issued for the $100,000 difference in value. The supplemental tax would be calculated using your property's applicable tax rate multiplied by the increased assessed value, then prorated for the 9 months remaining in the tax year (March through November). These supplemental bills are issued separately from annual tax notices and have their own payment deadlines, typically 30 days from the bill date.

Example Calculation

Example 1: $300,000 Home

  • Market Value: $300,000
  • Assessed Value: $300,000
  • Less: Primary Residence Exemption: $0 (requires application)
  • Net Taxable Value: $300,000
  • Annual Tax (0.446% rate): $1,338
  • Monthly Escrow: $112

Example 2: $600,000 Home

  • Market Value: $600,000
  • Assessed Value: $600,000
  • Less: Veteran's Exemption: $0 (requires application, if eligible)
  • Net Taxable Value: $600,000
  • Annual Tax (0.446% rate): $2,676
  • Monthly Escrow: $223

Example 3: $1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $1,000,000
  • Less: Available Tax Credits: $0 (all require application)
  • Net Taxable Value: $1,000,000
  • Annual Tax (0.446% rate): $4,460
  • Monthly Escrow: $372

Examples use base 0.446% rate. Actual rates vary by fire district and special districts. All tax credits require separate applications and are not automatically applied.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Wasatch County require borrowers to establish an escrow account for property taxes, especially when the loan-to-value ratio exceeds 80%. Your lender will estimate your annual property tax obligation and collect 1/12th of that amount with each monthly mortgage payment. Since Wasatch County property taxes are due November 30th annually, lenders typically pay the full tax bill from your escrow account by the deadline.

It's important to verify that your lender has the correct tax rate for your specific location, as rates vary significantly between fire districts within Wasatch County. You should receive an annual escrow analysis statement showing the previous year's tax payments and any adjustments needed for the coming year. If you believe your escrow payment is incorrect due to special district variations, contact your lender with your most recent Wasatch County tax bill to ensure accurate calculations.

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 Wasatch County? A: Property taxes for fiscal year 2025 are due by November 30, 2025. Payments postmarked on or before November 30th are accepted without penalty.

Q: What tax credits are available and do they require applications? A: Utah offers various tax credits including Primary Residence Exemption, veteran exemptions, and low-income relief programs. All credits require separate applications and are NOT automatically applied. Contact the Wasatch County Assessor at (435) 657-3230 for available programs and application requirements.

Q: How does the Primary Residence Exemption work? A: This exemption applies to homes occupied by an owner or tenant for 183+ consecutive days annually. It must be applied for separately and helps limit assessment increases rather than reducing market value. Applications are required even if you received it previously.

Q: Why is my tax rate different from my neighbor's? A: Tax rates vary significantly within Wasatch County based on special taxing districts. Properties in Wasatch County Fire District pay 4.43% while Park City Fire District properties pay 0.03%, plus varying school and special district levies.

Q: When are properties reassessed? A: Wasatch County conducts annual assessments with notices typically mailed in August. Property owners have 45 days from the notice date to appeal assessments to the County Board of Equalization.

Q: What are the penalties for late payment? A: Payments received after November 30th are subject to penalties and interest. Contact the Wasatch County Treasurer's Office at (435) 657-3208 for specific penalty rates and payment options.

Q: Can I pay my property taxes online? A: Contact the Wasatch County Treasurer's Office to inquire about online payment options, as electronic participation may be limited. Visit wasatch.utah.gov for current payment methods and supplemental documents.

Q: What if I disagree with my property assessment? A: You can appeal your assessment to the Wasatch County Board of Equalization within 45 days of receiving your assessment notice. Contact the Assessor's Office at (435) 657-3230 for appeal procedures and deadlines.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
2025 Property Tax Breakdown Chartwasatchcounty.gov
02
County
Future Tax Year Lookup Service - 2025 - Wasatch Countywasatch.utah.gov
03
Tax Doc
Property Tax Lookupwasatchcounty.gov
04
Tax Doc
Property Tax Noticeswasatchcounty.gov
05
Tax Doc
When? | About Utah's Property Tax Systemwasatchcounty.gov
06
Tax Doc
Utah's Property Tax Systemwasatchcounty.gov
07
Exemptionswasatchcounty.gov
08
Tax Doc
From Valuation to Tax Bill: Breaking Down ...wasatchcounty.gov
09
County
Wasatch County Expands Property Tax Relief Program for ...wasatchcounty.gov
10
County
Wasatch Countyutah.gov
All sources verified as of 2025 Tax Year

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