Utah Code » Title 59, Chapter 2 — Property Tax Act; part 59-2-1 — General Provisions
Utah Code

Utah Code § 59-2-103 (2026)

Rate of assessment of property -- Residential property

✓ current as of May 2026
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As used in this section:
"Household" means the association of individuals who live in the same dwelling, sharing the dwelling's furnishings, facilities, accommodations, and expenses.
"Household" includes married individuals, who are not legally separated, who have established domiciles at separate locations within the state.
In accordance with Title 63G, Chapter 3, Utah Administrative Rulemaking Act, the commission may make rules defining the term "domicile."
All tangible taxable property located within the state shall be assessed and taxed at a uniform and equal rate on the basis of its fair market value, as valued on January 1, unless otherwise provided by law.
Subject to Subsections (4) through (6) and Section 59-2-103.5, for a calendar year, the fair market value of residential property located within the state is allowed a residential exemption equal to a 45% reduction in the value of the property.
Part-year residential property located within the state is allowed the residential exemption described in Subsection (3) if the part-year residential property is used as residential property for 183 or more consecutive calendar days during the calendar year for which the owner seeks to obtain the residential exemption.
No more than one acre of land per residential unit may qualify for the residential exemption described in Subsection (3).
Except as provided in Subsections (6)(b)(ii) and (iii), a residential exemption described in Subsection (3) is limited to one primary residence per household.
An owner of multiple primary residences located within the state is allowed a residential exemption under Subsection (3) for:
subject to Subsection (6)(a), the primary residence of the owner;
each residential property that is the primary residence of a tenant; and
subject to Subsection 59-2-103.5(4), each residential property described in Subsection 59-2-102(35)(b)(ii).
Notes of Decisions
Cited in 21 cases (3 in the last 5 years), 1993–2024 · leading case: Bd. of Equalization v. Utah State Tax Comm'n Ex Rel. Benchmark, Inc., 864 P.2d 882 (Utah 1993).
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Bd. of Equalization v. Utah State Tax Comm'n Ex Rel. Benchmark, Inc., 864 P.2d 882 (Utah 1993). · cites it 10× “” Utah Code Ann. § 59-2-103 (1). The Code defines “fair market value” as the “amount at which property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or sell and both having reasonable knowledge of the relevant facts.”
Alta Pac. Assocs., Ltd. v. Utah State Tax Comm'n, 931 P.2d 103 (Utah 1997). · cites it 8× “XIII, §§ 2, 3; Utah Code Ann. § 59-2-103 (1). If statements within the Commission's decisions impede the fulfillment of these constitutional and statutory directives, the Commission's statements must be ignored.”
Schmidt v. Utah State Tax Comm'n, 1999 UT 48 (Utah 1999). · cites it 4× “” See Utah Code Ann. § 59-2-103 (1) (1996). 2 “Fair market value” has been statutorily defined as: “the amount at which property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or sell and both having reasonable…”
Hammons v. Weber Cnty., 2018 UT 16 (Utah 2018). · cites it 3× “They claimed that the county had violated Utah Code sections 59-2-103 and 59-2-103.5. These sections establish the residential exemption and set forth procedures to obtain the exemption.”
Salt Lake City S. R.R. v. Utah State Tax Comm'n, 1999 UT 90 (Utah 1999). · cites it 4× “Consistent with this provision, section 59-2-103 of the Property Tax Act provides, “All tangible taxable property shall be assessed and taxed at a uniform and equal rate on the basis of its fair market value_” Utah Code Ann. § 59-2-103 (1996). “Intangible property,” on the other…”
Dennis v. Summit Cnty., 933 P.2d 387 (Utah 1997). · cites it 8× “The court held that neither section 59-2-102(22) nor section 59-2-103(2) of the Utah Code violates Utah Constitution article III, Second.”
West Valley City Corp. v. Salt Lake Cnty., 852 P.2d 1000 (Utah 1993). · cites it 4× “Utah Code Ann. § 59-2-103 . We conclude that the requirement of uniform and equal rates of assessment is to be judged as of that date.”
Utah Ass'n of Counties v. Tax Comm'n Ex Rel. Am. Tel. & Tel. Co., 895 P.2d 819 (Utah 1995). · cites it 2× “UAC assails certain other of the Commission’s findings, charging that they are erroneous, resulting in the Commission arriving at a value which is substantially below the full cash value of AT & T-C’s properties, in contravention of Utah Constitution article XIII, sections 2 and…”
Mountain Ranch Estates v. Utah State Tax Comm'n, 2004 UT 86 (Utah 2004). · cites it 2× “” Utah Code Ann. § 59-2-103 (1) (2000). The hallmarks of these constitutional and statutory directives are the notions of uniformity, equality, and a universal measure of valuation — fair market value.”
In Re West Side Prop. Assocs., 2000 UT 85 (Utah 2000). · cites it 2× “" Utah Code Ann. § 59-2-103 (1) (Supp.1996).”
Alliant Techsystems, Inc. v. Salt Lake Cnty. Bd. of Equalization, 2005 UT 16 (Utah 2005). · cites it 4× “1; see also Utah Code Ann. § 59-2-103 (2004) 1 (“All tangible taxable property shall be assessed and taxed at a uniform and equal rate on the basis of its fair market value, as valued on January 1, unless otherwise provided by law.”
Beaver Cnty. v. WilTel, Inc., 2000 UT 29 (Utah 2000). · cites it 2× “” Furthermore, all of the parties recognize Utah Code Ann. § 59-2-103 , which states in pertinent part that property shall be assessed and taxed at a uniform and equal rate.”
Show all 21 citing cases →
— Utah Code § 59-2-103(1) — 1 case
Bd. of Equalization v. Utah State Tax Comm'n Ex Rel. Benchmark, Inc., 864 P.2d 882 (Utah 1993). “” Utah Code Ann. § 59-2-103 (1). The Code defines “fair market value” as the “amount at which property would change hands between a willing buyer and a willing seller, neither being under any compulsion to buy or sell and both having reasonable knowledge of the relevant facts.”
— Utah Code § 59-2-103(2) — 2 cases
Dennis v. Summit Cnty., 933 P.2d 387 (Utah 1997). “The court held that neither section 59-2-102(22) nor section 59-2-103(2) of the Utah Code violates Utah Constitution article III, Second.”
Miller Theatres v. Tax Comm'n, 2024 UT 8 (Utah 2024).
— Utah Code § 59-2-103(3) — 2 cases
Durbano Props. v. Tax Comm'n, 2023 UT 6 (Utah 2023).
Mack C Stirling v. Cnty. of Leelanau (Mich. Ct. App. 2021).
— Utah Code § 59-2-103(6)(a) — 1 case
Mack C Stirling v. Cnty. of Leelanau (Mich. Ct. App. 2021).
— Utah Code § 59-2-103(6)(b)(ii) — 1 case
Mack C Stirling v. Cnty. of Leelanau (Mich. Ct. App. 2021).
Annotations are extracted automatically from the opinions in the Syfert caselaw corpus and ranked by authority, recency, and treatment. Dots show Syfertize treatment of the citing case itself.