A home in Eagle Mountain is taxed at a combined rate of roughly 0.009228 applied to 55% of its assessed market value, so a house the county values at $500,000 generates an annual Eagle Mountain Utah property tax bill of about $2,538.1Eagle Mountain City. Transparency – Section: Property Tax The city’s own levy is 0.000534, which accounts for only about 6% of that total; the rest comes from the school district, the county, the fire authority, and two other entities. Payment is due to the Utah County Treasurer by November 30.
How Your Bill Is Calculated
Two numbers decide what you owe: the market value the Utah County Assessor assigns to your home as of January 1, and the residential exemption that reduces that value by 45% for primary residences.2Utah County Assessor. Utah County Assessor – Section: What the Assessors Office Does3Utah Legislature. Utah Code 59-2-103 – Rate of Assessment of Property – Residential Property You pay taxes on the remaining 55%.
For a home assessed at $500,000:
- Assessed market value: $500,000
- Taxable value after the 45% residential exemption: $275,000
- Combined tax rate across all taxing entities: 0.009228
- Annual tax: $275,000 × 0.009228 ≈ $2,538
Watch your Valuation Notice when it arrives from the county each summer.4Utah County Auditor. Valuation Notices If the property is classified as anything other than a primary residence, the 45% exemption is gone and your bill nearly doubles. Some counties also require you to file an application to receive the residential exemption in the first place.5Utah Legislature. Utah Code 59-2-103.5 – Procedures to Obtain an Exemption for Residential Property
Where the Money Goes
Your bill is a stack of levies from six independent taxing bodies, not a single charge from Eagle Mountain City. The approximate share each takes of a typical residential bill:6Eagle Mountain City. Truth In Taxation – Property Tax
- Alpine School District: about 66%
- Unified Fire Authority: about 15%
- Utah County: about 7%
- Eagle Mountain City: about 6%
- Central Utah Water Conservancy District: about 4%
- Assessing and Collecting: about 1%
Because the school district drives two-thirds of the total, even a small rate change there moves the bill more than a large swing in the city’s slice. Eagle Mountain adopted its fiscal year 2026 budget with no property tax increase, and the certified city rate dropped slightly from prior years.7Eagle Mountain City. City Adopts FY 2026 Budget With No Property Tax Increase
When and How to Pay
Taxes are due November 30 each year. If the 30th falls on a weekend, you have until the following Monday.8Utah County Government. Frequently Asked Questions The Utah County Treasurer accepts several payment methods:
- Online through the county’s payment portal by electronic check, Visa, MasterCard, Discover, or American Express.
- By mail with a personal check, cashier’s check, or money order. A U.S. Post Office postmark counts as the payment date; an office postage meter does not.9Utah County Treasurer. Tax Information – Section: November
- In person at the Utah County Treasurer’s office.
- Prepayments of at least $10 toward the current year’s taxes at any time, as long as you provide your property serial number.
If your mortgage company holds an escrow account, verify the payment yourself. The mortgage company’s name on your tax notice only indicates they requested the bill amount, not that they paid it. Check your year-end mortgage statement to confirm the taxes actually went through.8Utah County Government. Frequently Asked Questions
What Happens If You Pay Late
Penalties start on December 1. The county adds 1% of the delinquent amount or $10, whichever is greater.10Utah County Treasurer. Tax Information – Section: December If the bill is still unpaid by the following February 1, an additional penalty of 2.5% (or $10 minimum) is applied to any taxes still outstanding from the prior year.
On top of those flat penalties, delinquent taxes accrue interest at 6% plus the federal funds rate as of the preceding January 1, with a floor of 7% and a ceiling of 10%.11Utah Legislature. Utah Code 59-2-1302 The interest compounds alongside the penalties.
Taxes left delinquent for four years past the deadline send the property to the county auditor for a tax sale, which typically happens each May.12Utah Legislature. Utah Code 59-2-1343 You can redeem the property any time before the sale by paying all delinquent taxes, penalties, interest, and administrative costs in full. Payments within three weeks of the sale must be in cash or certified funds.
How to Appeal Your Valuation
If you believe the assessor overvalued your home, file an appeal with the Utah County Board of Equalization. The deadline is September 15, and you are entitled to at least 45 days from the date your valuation notice was mailed.13Utah State Tax Commission. Appeals of Locally Assessed Property Miss that window and you are stuck with the value for the year.
Evidence the board will consider:
- A professional appraisal with a valuation date of January 1 of the tax year. A residential appraisal runs roughly $300 to $500, so it only pays off if the potential savings justify the cost.
- A closing or settlement statement from a purchase within the past 12 months.
- At least three recent sales of comparable nearby properties, adjusted for differences in size, age, and condition.
- Factual errors in the assessor’s records, such as incorrect square footage or lot size. This type of appeal is the easiest to win and costs nothing to document.
- An equity argument showing that comparable properties in your neighborhood are assessed at least 5% lower than yours.
Before filing anything, call the assessor’s office. Many valuation issues get corrected informally once you point out the discrepancy.
Relief Programs That Lower the Bill
Utah runs several statewide programs administered through the county. Eagle Mountain residents apply through Utah County.
Circuit Breaker Credit for Seniors
Homeowners who are 66 or older and meet income limits qualify for a credit based on the prior year’s household income. For 2026, the maximum credit is $1,412 for households with income at or below $15,033, with smaller credits available up to a household income of $44,221.14Utah State Tax Commission. Property Tax Relief FAQ Eligible homeowners may also receive an additional reduction equal to 20% of the home’s fair market value. You must own the property as of January 1 of the year you claim the credit.
Disabled Veteran Exemption
Veterans with a service-connected disability of at least 10% can exempt up to $521,620 of taxable value, with the exemption scaling to the disability percentage. Unmarried surviving spouses and minor orphans of qualifying veterans are also eligible. File an application with proof of military service and disability through Utah County.15Utah State Tax Commission. Publication 36
Blind Exemption
Legally blind residents can exempt the first $11,500 of taxable value on real and personal property they own, and the exemption extends to an unmarried surviving spouse or minor orphan. First-time applicants need an ophthalmologist’s statement confirming corrected visual acuity of 20/200 or worse in the better eye, or a visual field of 20 degrees or less.16Utah Legislature. Utah Code 59-2-1106
Current application forms and documentation requirements are available from the Utah County Auditor’s office or the Utah State Tax Commission.