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1. 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. It's not quite that simple, however, because the assessor has to find what this value would be for every property, no matter how big or small. But the assessor's job doesn't stop there. Each year it has to be done all over again, because the market value of almost everything changes from one year to the next - as we all know.

2. Why do we have a property tax?

Properties are appraised so that those of us who want the advantages of having schools, fire and police protection, and other public benefits (which means just about all of us), can absorb our fair share of the cost, in proportion to the amount of money our individual properties are worth.

The property tax is part of a well-balanced revenue system. It is a more stable source of money than sales and income taxes because it does not fluctuate when communities have recessions. When the community spends your tax dollars on better schools, parks, and so on, your property values rise. Some of the windfall benefits you receive are recaptured by the property tax.

3. Why do assessed values change from year-to-year?

When market value changes, naturally so does assessed value. For instance, if you were to add a garage to your home, the assessed value would increase.

However, if your property is in poor repair, the assessed value would decrease.

The assessor has not created the value. People make value by their transactions in the marketplace. The assessor simply has the legal responsibility to study those transactions and appraise your property accordingly.

4. What are my rights and responsibilities?

If your opinion of the value of your property differs from the assessor's, by all means go to the office and discuss the matter. Staff will be glad to answer your questions about he appraisal and explain how to appeal if you cannot come to an agreement. The assessor's office relies on the property owner for information. You can help by providing accurate information.

If you feel taxes are too high, you should make your opinion known to the proper taxing authorities. Ask about your eligibility for special exemptions.

5. How much property do I have to own to qualify to be on Greenbelt?

You have to own at least five farmable acres under identical legal ownership. Six acres if there is a home on the property. Land used in connection with the farmhouse, such as landscaping, etc. cannot be included in the acreage for FAA eligibility.

6. What do I have to do to apply to be on Greenbelt?

You can request a Greenbelt application from the Assessor's Office which requires notarized signatures of all the owners of the property. This application is returned to the Assessor's Office along with a check payable to the Summit County Recorder in the amount as specified by the Assessor's Office for the recording fee on the application. The application is then put into a pending file for two years while it is being visited regularly by the Assessor's Office to make sure it is a bona fide farming operation.

7. What happens if there is a question as to the agricultural use of the property?

The Assessor's Office has the right to ask for the appropriate income tax schedules (Schedule F), sales receipts or production records.

8. What happens if the property is no longer farmed?

If you build a home on Greenbelt property, subdivide the property, no longer graze the property or raise crops, if there is an acreage change that drops the acreage below the five acre requirement, etc., property is billed a Rollback Tax. The Rollback is figured on the difference between the historical market value and the use value for the past five years or the years that a property has been receiving the Greenbelt exemption. Once you are billed the Rollback you have 30 days to pay or the property is liened and if it is still not paid it is attached to your property taxes along with interest and penalty.

9. I am leasing some agricultural property. Can I apply for Greenbelt?

No. Greenbelt has to be applied for by the recorded owner of the property.

10. I am one of multiple owners on a property. Is it okay of I am the only one signing the application?

No. The application has to be signed by all recorded owners of the property.

11. How often do I have to submit an application?

Whenever there is a change on the property. Such as an ownership change, new owner, putting into a trust, acreage change, a tax ID change. Basically any change in the legal description we require a current Greenbelt application.

12. What is my property is being farmed by someone else?

You as the owner will apply for Greenbelt but you will be required to submit a signed lease agreement between you and the person using your property in the farming capacity.

13. What is Greenbelt and how can I get more info?

The Utah Farmland Assessment Act (FAA, also called the Greenbelt Act) Allows qualifying Agricultural property to be taxed based upon its productive capability instead of the market value. The Use Values that property is taxed on is determined by the Utah State University Study that has been adopted by the farmland advisory committee.

If you would like more information please fill out this form or call our office at (435) 336-3211

Applications will be processed for the current tax year if they are received before May1 of that year.

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1. My Property is rented long term for most of the year but I rent it nightly for sundance and the ski season, can I still receive the primary exemption?

No. Properties that are rented nightly more then 14 nights a year cannot receive the primary residence exemption.

2. How is the Primary Exemption figured?

Properties that are granted a primary residence exemption are only taxed on 55% of their market value. Taxes will be figured on the new taxable value (45% less than the market value).

The exemption can only be granted on up to one acre. Any remaining acreage will be taxed at 100% of market value.

3. How do I apply for residency exemptions?

If you live in the home or condominium full time, simply fill out the Signed Statement of Primary Residence and return it and copy a current driver's license, to the Assessor's office. Signed statements must be received before May 1st of the tax year to receive the exemption for that tax year. Signed Statements are available in the Assessor's Office or on the right hand side of this page. Completed forms may be mailed (PO Box 128 Coalville, UT 84017), faxed (435-578-3532) emailed (primaryexemption@summitcounty.org) or hand delivered (60 N Main Street, Coalville, Utah). If the property is rented on a full time basis, you must provide a copy of the current lease along with the signed statement. Primary residence status may be appealed August 1st through September 15th of each year. All applications received after September 15th will be considered for the next calendar year.

4. How do I know if I am receiveing the exemption or not?

A notice of property valuation and tax changes is mailed to every property owner every year in August. This form states the market value of the property and the property type. For properties granted the primary exemption, the property type will read "Primary Improved Property"

The primary residence exemption can only be granted on up to one acre of land, any remaining acreage will be taxed as "Non-Primary land".

5. Can I get a refund for past years?

The homeowner has full responsibility to file for the exemption, if they have failed to do so in previous years, there is no refund provision.

Please keep in mind, the homeowner is responsible for proving a property is a primary residence and applying for an exemption. Failure to apply for the exemption is a not a mistake on behalf of the county.