Real Property

How is property valued?

State law requires that county assessors value all taxable property at Market Value. This is 100% of its true and fair market value in terms of money. This is done according to the highest and best use of the property. All real and personal property is subject to tax unless exempted by statute. Recent sales of comparable property are used to help set the value. However, residential properties are only taxed at 55% of the market value. 

What is Market Value?

Finding the market value of your property involves discovering the price most people would pay for it in its present condition.  the appraiser must know what similar properties are selling for, what it would cost to replace it.

The amount of money that  a willing and not obligated buyer is willing to pay a willing and not obligated seller. This type of sale between not obligated buyers is also called an arms length transaction. 

How often does the County appraise my property?

State law requires that all properties be physically inspected every five(5) years and adjusted to market value every year. 

If the house next door sells to an out-of-state buyer for much more than it is worth, will it affect my taxes?

NO, a single property sale does not establish the market value for surrounding properties. A sales ratio study of all the sales in the county is used as an aid to determine market value. 

Do I have to let the County Appraiser come into my house or onto my property?

NO. You do not have to let the appraiser into your home. However, it is probably in your best interest to allow the appraiser to inspect the interior of your home. This will ensure that extra rooms or bathrooms are not included in your assessment. If access is refused, the appraiser must estimate the value of the property using what ever information he or she has available. 

How do I appeal the Market Value on my property?

Valuation notices are mailed out to property owners the second week of July. If you do not receive yours please contact the Emery County Auditor’s Office at (435) 381-5106. The notice contains information for the tax payer to call and make an appointment with the County Board of Equalization. This call needs to be made within 30 days to ensure the preservation of your rights to appeal.

At the Board of Equalization, which is held during the month of August your property will be considered for change in Market Value.

You need to bring some sort of evidence (an appraisal– a closing statement– records of comparable houses, in comparable areas that sold for a comparable price– etc.) 1) to demonstrate that the value placed by the assessor on your property is wrong, 2) to show what the value should be. You need to convince the
County Board of Equalization that the value that the county has on your property is incorrect!

The County Board of Equalization can only decide 1) whether a property is exempt or 2) if a property is correctly valued. If you feel that your property would sell for the amount stated by the assessor, 
but you feel that your taxes are too high, you should discuss your concerns with your legislators and with your taxing entities. (Cities, County, School Districts, Water Districts, etc.) 

 [See more BOE information]

Why do property taxes vary throughout the county?

There are several different taxing entities in the state. Cities, counties, fire districts, water districts, mosquito, abatement districts, and schools all have the ability to levy taxes. Each of these entities has different budgeting needs and therefore, levy different taxes.