The combined property tax rate in St. George, Utah is 0.006584 for 2025, the rate published by Washington County for properties inside city limits.1Washington County. 2025 Tax Rates That rate is applied to a property’s taxable value, not its full market value, and for a primary residence the taxable value is just 55% of what the home is worth. A vacation home or short-term rental is taxed on 100% of market value, which roughly doubles the annual bill for the same property.
How to Calculate What You’ll Owe
The math is straightforward once you know whether the home qualifies as a primary residence. For a primary residence, multiply market value by 0.55 to get taxable value, then multiply taxable value by 0.006584.
On a $500,000 home inside St. George city limits:
- Market value: $500,000
- Taxable value (primary residence): $500,000 × 0.55 = $275,000
- Annual tax: $275,000 × 0.006584 = $1,811
If that same home were a secondary residence with no primary-residence exemption, the full $500,000 would be taxed: $500,000 × 0.006584 = $3,292. The primary-residence treatment saves roughly $1,481 a year at this valuation.2Utah Legislature. Utah Code 59-2-103 – Rate of Assessment of Property
Use the rate for your specific tax district, not just the city rate, if your property sits in overlapping special districts or outside city boundaries. Your annual Notice of Property Valuation and Tax Changes lists the exact district code and combined rate that apply to your parcel.3Utah State Tax Commission. Property Valuation Appeal Process
Primary Residence vs. Secondary Residence
Utah reduces the taxable value of a primary residence by 45%, which is the single largest factor in most St. George tax bills.2Utah Legislature. Utah Code 59-2-103 – Rate of Assessment of Property The exemption is limited to one primary residence per household. If you own a rental property in Utah and your tenant uses it as their primary residence, that property can also qualify for the 45% reduction.
Vacation homes, short-term rentals without a permanent tenant, and commercial properties are all taxed at 100% of market value. If you have been treating a property one way and the county has it classified the other way, your bill will reflect the county’s classification until you fix the record.
What Makes Up the Combined Rate
The 0.006584 figure is a sum, not a single tax. It combines separate levies from every government entity serving your property’s location: the Washington County School District (usually the largest share), the City of St. George, Washington County itself, and special service districts such as the Washington County Water Conservancy District. Your annual notice breaks out each entity’s individual rate.
Rates also move each year under Utah’s revenue-driven system. When home values rise across the board, the “certified tax rate” for each entity drops so that total revenue stays flat, apart from an allowance for new construction.4Utah Legislature. Utah Code 59-2-924 – Certified Tax Rate An entity that wants to collect more than the prior year has to go through a “Truth in Taxation” public hearing before raising the rate.5Utah Legislature. Utah Code 59-2-919 – Notice and Public Hearing Requirements for Certain Tax Increases Your assessed value can jump 15% in a year while the rate drops, and the bill barely moves.
When and How to Pay
Property taxes in Washington County are due by November 30 each year, whether or not you received a notice in the mail.6Washington County of Utah. Frequently Asked Questions The Washington County Treasurer accepts payment through several channels:7Washington County, Utah. Payment Options
- Online through the county’s BillTrax platform. An eCheck costs $0.49 per transaction; a credit card payment carries a 2.5% convenience fee with a $1.50 minimum.
- By mail to the Washington County Treasurer, 111 East Tabernacle St., St. George, UT 84770.
- In person at the Treasurer’s office at the same address during business hours.
If a mortgage escrow pays your taxes, confirm with the lender before the deadline rather than assuming it was handled.
Penalties for Late Payment
Missing November 30 triggers a penalty of 2.5% of the delinquent amount or $10, whichever is greater. If you pay the taxes and the penalty by January 31, the penalty drops to 1% or $10.8Utah Legislature. Utah Code 59-2-1331 – Penalty for Delinquent Taxes
After January 31, interest accrues from the preceding January 1. The rate equals 6% plus the federal funds target rate, with a floor of 7% and a ceiling of 10%. Interest is not compounded, but it is added daily. If delinquency runs four full years, the property can be sold at a public tax sale held in May or June.9Utah Legislature. Utah Code 59-2-1346 – Redemption of Property
If You Think Your Value Is Too High
You can challenge the assessor’s market value before the Washington County Board of Equalization. The filing deadline is September 15 or 45 days after the notice was mailed, whichever is later.10Utah State Tax Commission. Appeals of Locally Assessed Property Miss that window and the assessed value stands for the year.
The county’s value is presumed correct, so the burden is on you to prove otherwise. All evidence must reflect the property’s condition and comparable sales as of the January 1 lien date. The Board can dismiss an appeal that shows up without documentation, and it reviews the whole property value even if you only challenge the land or the structure.
Strong evidence, roughly in order of persuasiveness:
- A professional appraisal from a licensed fee appraiser. Expect $500 to $800 for a standard single-family home.
- A recent purchase or refinance near the lien date, where the closing price speaks for itself.
- Comparable sales of similar homes in size, age, condition, and location, which a real estate agent can usually pull.
- Equalization evidence showing comparable homes in your neighborhood assessed at lower values.
If the Board rules against you, you can escalate to the Utah State Tax Commission by filing Form TC-194 within 30 days of the Board’s decision.10Utah State Tax Commission. Appeals of Locally Assessed Property
Programs That Can Lower Your Bill
Several Utah programs can reduce what you owe. All are administered through Washington County, so you apply locally.
Circuit Breaker Credit
Low-income homeowners can receive a direct credit against property taxes. For 2026, the maximum credit is $1,412 for household income up to $15,033, phasing down through several brackets and reaching zero above $44,221. Amounts adjust annually for inflation, and you must reapply each year.11Salt Lake County. Circuit Breaker Tax Abatement
Disabled Veteran Exemption
Veterans with a service-connected disability of at least 10% can exempt up to $521,620 of taxable value, with the exact amount tied to the disability rating and any unemployability classification. The exemption also extends to unmarried surviving spouses and minor orphans of qualifying veterans. Proof of service and disability must be on file with Washington County.12Utah State Tax Commission. Pub 36 – Veterans with a Disability Exemption
Blind Exemption
Legally blind owners can exempt the first $11,500 of taxable value on their real and personal property. The initial application needs a statement from a licensed ophthalmologist and is due by September 1, though counties can extend that to December 31 for good cause.13Utah Legislature. Utah Code 59-2-1106 – Exemption of Property Owned by Blind Persons
Farmland (Greenbelt) Assessment
Agricultural land can be valued on its farming use rather than its development potential, which is a large difference in a market where land values have climbed sharply. The land must be at least five contiguous acres, actively devoted to agriculture, farmed for at least the two consecutive years before the tax year, and operated with a reasonable expectation of profit. Parcels under five acres can still qualify if used in conjunction with other eligible acreage under identical ownership. Landscaping around a farmhouse does not count toward the acreage minimum.14Utah Legislature. Utah Code 59-2-503 – Farmland Assessment Act