OGDEN — New assessed valuations for Weber County real estate are out and, perhaps not surprisingly, some of the preliminary figures show that local land values are on the rise.
“Much like the rest of the Wasatch Front, Weber County real estate had another very strong year,” John Ulibarri, the Weber County assessor, said in an email. “Homes were selling at a very rapid pace.”
In Ogden, according to figures from his office and the Weber County Clerk/Auditor’s Office, the average value of a home increased from $167,000 in 2017 to $196,000 this year, up 17.4 percent. In South Ogden, the average went from $209,000 to $239,000, a 14.4 percent increase.
Additional city averages weren’t immediately available, but assessed valuations from Ulibarri’s office — key in figuring property tax bills — have been mailed to individual property owners.
But more than serving as a gauge of local real estate market trends, the figures bear on property taxes homeowners and other landowners must pay. The higher the assessed valuation of a piece of property within a given taxing entity, the larger the property tax bill will likely be.
Accordingly, take note — the deadline to appeal valuations if you think the figure for your property is too high is Sept. 17. The process, which may be completed online, is spelled out in individual valuation forms, which include paper appeal applications.
Ulibarri’s office updates valuations of real estate in Weber County each year, aiming to keep pace with market fluctuations, per guidelines spelled out in the Utah Constitution. “This means as the market values increase, so do appraisals by our office,” he said.
It’s a key, if relatively low-profile, county function. The taxable value of homes and other real estate multiplied by the varied tax rates of the tax entities in a given jurisdiction — the city, county, school district, mosquito abatement district and more — amount to individual taxpayers’ property tax bills. Those bills are to be mailed out by late October.
And plenty pay close attention to the assessed valuations when they come out each July. The county typically receives 1,500 appeals per year on assessed valuations, about 1.5 percent of the 90,000 or so taxable parcels in Weber County, and 70 percent of those will usually receive a reduction, according to Ulibarri.
Whatever the case, those appealing need backup to bolster their claims, sales records of comparable properties showing lesser values, for instance.
SIX TRUTHS IN TAXATION HEARINGS
Though tax rates for 2018 have yet to be finalized, preliminary figures available from the county — proposed tax rates and average home values — show at least some property owners in Ogden may see an uptick in taxes they pay the city, on average.
Last year, the average Ogden home was worth $167,000 and was assessed $285.01 in city property taxes. Per the proposed rate for 2018 and higher average home value, $196,000, that would increase to $334.50.
In related news, six Weber County taxing entities, including Ogden are proposing property tax hikes for 2018 that are above and beyond what state law allows without special truth in taxation hearings beforehand:
- Ogden School District proposes a hike that would raise the tax on the average valued home in the district, $196,000, from $752.66 to $829.52. The hearing is set for 6 p.m. Aug. 2 at 1950 Monroe Blvd. in Ogden, school district headquarters.
- Weber School District proposes a hike that would raise the tax on an average valued home in the district, $280,000, from $740.89 to $764.46. The hearing is set for 6 p.m. Aug. 8 at 5320 S. Adams Ave. in Washington Terrace, school district headquarters.
- Ogden proposes a hike that would raise the tax on an average valued home in the city, $196,000, from $307.34 to $334.50. The hearing is set for 6 p.m. Aug. 7 at city hall, 2549 Washington Blvd.
- South Ogden proposes a hike that would raise the tax on an average valued home, $239,000, from $346.37 to $381.21. The hearing is set for 6 p.m. Aug. 7 at city hall, 3950 Adams Ave.
- West Haven proposes a hike that would raise the tax on an average valued home, $354,000, from zero to $153.93. The hearing is set for 6 p.m. Aug. 15 at 4150 S. 3900 West, city hall.
- The Weber Basin Water Conservancy District proposes a hike in Ogden that would raise the tax on an average valued home, $196,000, from $24.58 to $29.75. The hearing is set for 6 p.m. Aug. 9 at the Weber County Library System library in Ogden, 2464 Jefferson Ave.