Later this month, property owners will receive the valuation notices from their properties. Spontaneous exclamations of “whoa” will arise from around the county, which appropriately will lead to questions. Here are some answers.

First, “Why did my value change? The Assessor’s Office revalued my property last year.”

The Utah State Constitution requires the county assessor to revalue all locally assessed taxable property each year in proportion to its fair market value. What does “fair market value” mean? Utah law defines market value as what you could have reasonably sold your property for under normal circumstances with neither the buyer nor seller under any undue pressure to buy or sell.

Next, “How does the county value my property?”

Remembering the definition of fair market value above, the Assessor’s Office most often uses sales of competing properties to assess property. We saw unprecedented changes in the value of real estate in 2021, particularly homes. This phenomenon certainly was not unique to Weber County. Davis, Salt Lake and Utah counties experienced similar gains. This means the assessed value of property will also increase comparatively.

“Will this value change influence my property tax?”

The short answer is yes. On its most basic level, two items influence the individual property tax. The first is the combined budgets of all of the tax entities in your property tax area. The second is the taxable property value. In essence, the greater the taxable value the larger the share of property tax. Utah’s property tax system bases the property tax on the proportional share of the taxable value in the area. Meaning the greater the share of the value, the greater the share of the property tax.

Finally, and most importantly, “Can I appeal this tax increase?”

No, you can only appeal the assessed value; you cannot appeal the property tax. Each property owner has the right to file a valuation appeal. Remembering the Utah Constitution and state law require the county assessor’s office to value property at what it would reasonably sell for, review the valuation notice and ask if the property would sell for more than, less than, or close to the assessed value. If the assessed value is close to what the property would sell for, then there is no basis for appeal.

If you believe the assessed value is too high, please file an appeal. We would recommend that you consult a real estate professional before filing an appeal to evaluate if the real estate market would support an appeal.

You can find some helpful appeal tips and tricks on our website by searching “Weber County valuation appeal” or going directly to the Assessor’s home page and clicking the Valuation Appeal link.

In summary, here are some things to remember. The county assessor’s office estimates property values utilizing available information each year. Assessed values for residences increased dramatically across Utah. You can only appeal the value. You cannot appeal the tax.

Participate in the truth in taxation hearings with those entities proposing to increase their tax rates in your area. These hearings are available and advertised with the goal of informing residents and hearing your voices. Do your due diligence and stay informed.

We know these changes are impactful. We aim to inform and assist however possible. Please contact your Weber County Assessor’s Office with your questions and concerns. You can contact our office via email at assessor@co.weber.ut.us or by phone at (801) 399-8572.

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