Understanding Property Taxes in Weber County

🏠 Understanding Property Taxes in Weber County

1. Market Value & Assessed Value

Every July, property owners receive a Notice of Property Valuation and Tax Changes. This breaks down into:

• Market Value: Estimated resale value as of Jan 1 (e.g., 2025).

• Taxable/Assessed Value: For primary residences, 55% of market value; non‑primary is taxed at 100%

If there's a calculation error in square footage, classification, or exemptions (e.g., for veterans, seniors, military), your tax bill could be off.

2. Property Tax = Assessed Value × Mill Rate

Weber County determines a mill rate imposed by local governments. The assessed value multiplied by this rate equals your property tax.

🔍 Do You Need to Contest?

Ask yourself:

• Are there factual errors?
  (Incorrect square footage, misclassified property type)

• Does comps data support a lower value?
  Gather recent sales, appraisals, or listing data to compare

• Is your documentation strong?
  Independent appraisal (12–18 months old), recent sale/refinance documents, or comps analysis are key to a successful appeal

Weber County appeals succeed roughly 70%–80% of the time. Even informal outreach can help resolve discrepancies early.

🛠 Steps to Contest Your Valuation

Step 1: Review Your Notice

Examine your valuation letter mailed in July or August. Note the deadline—typically September 15 or 45 days from mail date, whichever is later.

Step 2: Gather Evidence

Collect:

• Neighborhood comparables (3+)

• Independent appraisal or recent sale info

• Repair estimates or documentation of adverse conditions

• Photos of errors or damage

Step 3: Informal Review (Optional)

Call the Assessor’s Office for an informal review before filing. They may correct errors without formal process.

Step 4: File the Appeal

• Online: via the Board of Equalization portal

• By mail/email/in-person: submit completed Appeal Application with supporting documents to Clerk/Auditor by September 15, 2025.

You’ll need: parcel number, county’s value, your proposed market value, and documentation.

Step 5: County Review

The Assessor’s office appraiser reviews your case, along with MLS/public data.

Step 6: Hearing

If informal review doesn’t resolve the issue, you may request a hearing before the Board or an independent hearing officer. Prepare a clear, concise presentation of your evidence.

Step 7: Decision & Tax Payment

The Board may raise or lower your market value. Pay taxes by Nov 30 to avoid penalties—any reductions are refunded later.

📌 If You Disagree With the Decision

1. File with Utah State Tax Commission within 30 days of the BOE decision.

2. Mediation or Hearing: resolve informally or proceed to formal hearing.

3. Appeal further: to District Court or Utah Supreme Court if needed.

✅ Tips for a Strong Appeal

• Verify accuracy: lot, square footage, bedrooms, condition details.

• Use robust evidence: comps, appraisals, repair quotes, MLS data.

• Be thorough in documentation and presentation.

• Know your deadlines: Sept 15 (regular), March 31 (late appeals under serious circumstances).

• Explore exemptions for military, veterans, seniors, low‑income, disabled.
  
  

📅 Timeline at a Glance for 2025

Final Thoughts

Understanding property taxes is your first line of defense. If you believe your home is overvalued:

1. Review your valuation and property details

2. Collect solid evidence (comps, appraisals, repair docs)

3. Start informally, then submit a formal appeal by Sept 15

4. Prepare for a hearing and follow up properly

5. Pay taxes on time, knowing you may get a refund if successful

If you need help compiling comparables or help with your appeal, let us know, We are happy to assist!