What is the property tax rate in Washington County?

The combined effective property tax rate in Washington County, Utah is approximately 0.55%.

Washington County Property Tax Calculator (2026)

Property Tax in Washington County, 2026

A calculator and field guide for St. George-area homeowners — and for anyone considering a move to Washington County — including Utah's distinctive 45% Primary Residential Exclusion (Const. Art. XIII §3 — taxable value is just 55% of FMV for owner-occupied primary residences), the Truth-in-Taxation revenue-cap system (UCA 59-2-919) which auto-adjusts rates downward when values rise, the Property Tax Abatement / Circuit Breaker for low-income seniors, and the tiered Disabled Veteran exemption (effectively full for homes below ~$544K FMV at 100% disability).

Washington County, home to St. George and 190k Utahns, operates under Utah\'s distinctive property tax system. Owner-occupied primary residences receive a 45% Primary Residential Exclusion (Utah Constitution Art. XIII §3, statute 59-2-103) — meaning only 55% of fair market value is taxable. Non-primary residential (second homes, rentals not occupied 183+ days by single tenant) is taxed on 100% of FMV. Tax = (FMV × 55%) × Tax Rate. Utah\'s "Truth in Taxation" system (UCA 59-2-919) auto-adjusts rates downward when assessed values rise, so total revenue stays constant unless taxing entities vote for an increase (with public hearings required).

How the bill is built

Utah property tax follows a 4-step calculation. Step 1: Fair Market Value. The Washington County Utah Assessor's Office determines FMV annually using sales comparables and cost approaches. Step 2: Apply the 45% Primary Residential Exclusion (if owner-occupied primary). Taxable Value = FMV × 55%. Most homes carry the exemption forward from prior owner if used as primary residence. Step 3: Apply tax rate. Tax = Taxable Value × rate / $100. Washington County\'s combined consolidated rate is ~$1.00/$100 of FMV (≈$0.55% on taxable value, =~0.55% effective rate against full FMV). Step 4: Truth-in-Taxation. If the taxing entity\'s revenue would grow due to property value increases, rates auto-adjust downward — only if the entity wants MORE revenue does it hold a Truth-in-Taxation hearing.

The 45% Primary Residential Exclusion REQUIRES the property be used as a primary residence for 183+ consecutive days per year. Most Utah primary residences receive the exemption automatically — and it carries forward when a primary-residence home is sold to a new owner who continues to use it as a primary residence. Some counties require Form PT-19A application after ownership change. Failure to qualify means the property is taxed at 100% of FMV (45% higher tax). If a property switches between primary and non-primary residential use, the exemption is prorated. Receiving the exemption also creates a rebuttable presumption that the owner is domiciled in Utah for income tax purposes — meaningful for non-resident owners of Utah real estate.

Truth in Taxation (UCA 59-2-919) is unique to Utah — when property values rise, tax rates AUTOMATICALLY adjust downward so that the taxing entity\'s total revenue remains constant. Only if the entity wants MORE revenue does it hold a public Truth-in-Taxation hearing. This means rising property values do NOT automatically translate to rising tax bills (unlike most states where rate × rising value = rising tax). Utah\'s Truth-in-Taxation has been credited with keeping Utah\'s effective property tax rates among the lowest in the United States despite substantial home-value appreciation since 2018.

Utah\'s disabled-veteran exemption is tiered, not categorical. 100% disabled vets receive an exemption of the first ~$299,166 of taxable value (2025 figure, indexed). Since taxable value = 55% of FMV, this means a 100% disabled vet on a home with FMV up to ~$544K pays $0 in property tax — effectively full exemption for sub-$544K homes. Higher-value homes (Salt Lake County, Summit/Park City) still owe tax on the excess. This contrasts with SC, MD, VA, NJ, IA, MI, WI, PA — all of which provide categorical full vet exemptions regardless of home value.

2026 Washington County rate breakdown ($ per $100 of FMV (55% taxable value via 45% Primary Residential Exclusion), St. George district)

Taxing entity	Rate
Combined consolidated rate (~$1.00 / $100 of FMV × 55% taxable = ~0.55% effective)	1.0000
Combined total	1.0000

As of April 26, 2026 · From Washington County Utah Assessor's Office.

Note: Washington County is **the southernmost Utah county and home to St. George** — the largest city in southern Utah (~105K, the seat) and **one of the fastest-growing US metropolitan areas** (population has grown ~30%+ since 2010, driven by retiree relocation from California, Nevada, and Arizona). Anchored by St. George, the city of Washington (~30K, immediately northeast of St. George — confusingly named for the same George Washington but a distinct municipality), Hurricane (~25K, on the way to Zion National Park), Santa Clara, Ivins, and La Verkin. The county is the gateway to **Zion National Park** (~5 million annual visitors — one of the most-visited national parks in the United States) and Snow Canyon State Park.

Note: Washington County effective property tax rates run approximately **0.55% — among the lower in Utah**. Combined consolidated rates run ~$1.00/$100 of FMV. Median home values around $545K combined with the very low effective rate produce median annual bills around $2,998.

Note: For relocation buyers: Washington County offers **the premier sun-belt Mountain West retiree** option — substantially lower property taxes than neighboring Nevada (Las Vegas: ~0.50%) or Arizona (Phoenix: ~0.60%), exceptional climate (warm winter, mild summer at 2,800-3,000 ft elevation), Zion-area recreation, and substantial new construction. The trade-off: aggressive housing price appreciation since 2018, water scarcity concerns (Colorado River basin), and limited high-skill employment outside healthcare, tourism, and retirement services. Top-rated US retirement destination consistently in major surveys.

Deductions and exemptions for 2026

Utah homeowner property tax relief is concentrated in three mechanisms: (1) the constitutional 45% Primary Residential Exclusion (Art. XIII §3, statute 59-2-103) — applied automatically to most homes, (2) the Truth-in-Taxation revenue-cap system (UCA 59-2-919) that auto-adjusts rates downward when values rise, and (3) the income-tested Property Tax Abatement / Circuit Breaker for low-income seniors 66+. Utah\'s disabled-veteran exemption is tiered (effectively full for sub-$544K homes, partial for higher-value homes).

45% Primary Residential Exclusion (constitutional, automatic for most)

Utah\'s primary owner-occupant protection is constitutional (Art. XIII §3) — taxable value = 55% of FMV for owner-occupied primary residences. Most Utah homes get the exemption automatically; it carries forward when a primary-residence home is sold to a new owner. Some counties require Form PT-19A application after ownership change. The exclusion applies to the home + up to 1 acre of land. A primary residence requires 183+ consecutive days of occupancy per year (by owner, family, or single tenant).

Truth in Taxation (UCA 59-2-919)

Truth-in-Taxation is unique to Utah — when property values rise, tax rates automatically adjust downward so that taxing entities\' total revenue stays constant. Only if a taxing entity wants MORE revenue does it hold a public Truth-in-Taxation hearing. This indirect protection has been credited with keeping Utah\'s effective rates among the lowest in the United States despite substantial home-value appreciation since 2018.

Property Tax Abatement / Circuit Breaker (income-tested)

Utah\'s primary senior-specific protection is the Property Tax Abatement (also called the Circuit Breaker) — a refundable abatement up to $1,259/year (2025 limit, indexed) for seniors 66+ or widow/widowers with household income below ~$40,840 (2025). Some counties also offer Indigent Property Tax Abatement and Property Tax Deferral. Apply with County Clerk by September 1.

Disabled Veteran Exemption (tiered)

Utah\'s disabled-veteran exemption is tiered based on disability percentage. 100% disabled vets receive an exemption of the first ~$299,166 of taxable value (2025, indexed annually). Since taxable value = 55% of FMV, this means a 100% disabled vet on a home with FMV up to ~$544K pays $0 — effectively full exemption for most Utah primary residences. Higher-value homes (Summit/Park City, Salt Lake luxury) still owe tax on the excess.

Appealing your assessment

Utah property tax appeals follow a 3-tier process. Level 1: County Board of Equalization (CBOE). File written appeal by September 15 after receiving the Notice of Property Valuation (mailed by August 1 each year — Utah uses a calendar tax year). The CBOE holds informal hearings — present comparable sales or condition documentation. Level 2: Utah State Tax Commission. If denied, appeal to the State Tax Commission within 30 days. Level 3: District Court. Tax Commission decisions can be appealed on legal grounds. Most Utah appeals are resolved at Level 1.

Cities and towns in Washington County

Washington County contains 6 incorporated municipalities, ranging from St. George to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Washington County is subject to Washington County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
St. George County seat	city	105,000
Washington	city	30,000
Hurricane	city	25,000
Ivins	city	9,300
Santa Clara	city	7,500
La Verkin	city	4,400

About city-level property tax rates: The rate breakdown and calculator on this page reflect the St. George tax district. Other cities in Washington County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Washington County Utah Assessor's Office before relying on any estimate.

Frequently asked questions

When are Utah property taxes due?

Utah property taxes are due in a single payment by November 30 of each year. Tax notices are typically mailed by November 1 (after the September 15 valuation appeal deadline closes). Late payments after November 30 accrue penalty (typically 1% per month). Most Utah homeowners pay through escrow via mortgage servicer.

What is the 45% Primary Residential Exclusion and how do I qualify?

Utah\'s 45% Primary Residential Exclusion is constitutional (Art. XIII §3, statute 59-2-103) — for owner-occupied primary residences, taxable value = 55% of FMV. To qualify: the property must be used as a primary residence for 183+ consecutive days per year (by owner, family, or single tenant who is not a short-term renter). The exclusion applies to the home + up to 1 acre of land. Most Utah homes get the exclusion automatically; it carries forward when a primary-residence home is sold to a new owner who continues primary-residence use. Some counties require Form PT-19A application after ownership change. Failure to qualify means the property is taxed at 100% of FMV (45% higher tax).

How does Truth in Taxation work?

Truth in Taxation (UCA 59-2-919) is unique to Utah. When property values rise, tax rates AUTOMATICALLY adjust downward so that taxing entities\' total revenue stays constant. Only if a taxing entity wants MORE revenue does it hold a public Truth-in-Taxation hearing. This means rising property values do NOT automatically translate to rising tax bills (unlike most states where rate × rising value = rising tax). Truth-in-Taxation has been credited with keeping Utah\'s effective property tax rates among the lowest in the United States despite substantial home-value appreciation since 2018.

How does the Disabled Veteran exemption work in Utah?

Utah\'s disabled-veteran exemption is tiered based on disability percentage. 100% disabled vets receive an exemption of the first ~$299,166 of taxable value (2025 figure, indexed annually). Since taxable value = 55% of FMV, this means a 100% disabled vet on a home with FMV up to ~$544K pays $0 — effectively full exemption for most Utah primary residences. Higher-value homes (Summit/Park City, Salt Lake luxury) still owe tax on the excess. Lower disability percentages receive prorated exemptions. Surviving spouses of qualifying veterans may retain. Apply with County Assessor.

What senior property tax protections does Utah offer?

Utah does NOT have a senior property tax freeze. Senior-specific protection is the Property Tax Abatement (also called the Circuit Breaker) — a refundable abatement up to $1,259/year (2025 limit, indexed) for seniors 66+ or widow/widowers with household income below ~$40,840 (2025). Some counties also offer Indigent Property Tax Abatement (for very-low-income seniors) and Property Tax Deferral (allows seniors to defer payment until home sale). Apply with the County Clerk by September 1.

How do I appeal my Utah assessment?

Utah property tax appeals follow a 3-tier process. Level 1: County Board of Equalization (CBOE). File written appeal by September 15 after receiving the Notice of Property Valuation (mailed by August 1 — Utah uses a calendar tax year). The CBOE holds informal hearings. Level 2: Utah State Tax Commission. Within 30 days of CBOE decision. Level 3: District Court. Most appeals are resolved at Level 1. Comparable sales evidence is the most-effective basis for appeal.

About Washington County

Beyond the property tax — a few things you might not know about the place.

Weird fact

St. George was **founded in 1861 as a Mormon "Cotton Mission"** — Brigham Young dispatched ~300 Mormon pioneer families to establish a cotton-growing colony in the warm southern Utah climate to reduce the territory's dependence on imported cotton during the US Civil War. The mission was successful as a settlement but largely failed at cotton production (the soil and water proved inadequate). St. George became Utah's primary winter retreat for Mormon leadership — Brigham Young owned a winter home in St. George (now preserved as the Brigham Young Winter Home Historic Site) and spent winters there starting in 1869. The St. George Tabernacle (1875) and St. George Temple (1877 — the first LDS temple built in Utah, predating the Salt Lake Temple by 16 years) are major historic landmarks.

Hometown hero

Lance Armstrong

The American cyclist (born 1971 in Plano, TX) — winner of 7 consecutive Tour de France titles (1999-2005) before his 2012 disqualification and lifetime ban for doping — has substantial St. George (Washington County) connections through his post-cycling endurance training and racing. Armstrong has competed in Ironman St. George (St. George's annual Ironman 70.3 triathlon) and trains regularly in southern Utah. Other notable Washington County connections include **Robert Redford** (the actor, who has owned property in southern Utah for decades — though primarily in Sundance Resort, Utah County), and **Tony Robbins** (motivational speaker, who has held events at his Namale Resort and St. George corporate retreats).

Biggest annual event

Ironman St. George + Huntsman World Senior Games

Ironman St. George (annual, multiple events including the IM 70.3 World Championship which the city hosted in 2021 and 2022, and an annual full-distance Ironman) is **a major US Ironman destination** — drawing 5,000+ triathletes per event with the celebrated Snow Canyon course. The Huntsman World Senior Games (annual, October at the Sand Hollow Sports Complex and various St. George venues, since 1987) is **the largest annual multi-sport event for athletes age 50+ in the world** — drawing 11,000+ senior athletes from 100+ countries competing in 30+ sports.

Property Tax in Washington County, 2026