Tax relief and valuation review

Protect your exemption and appeal rights.

A homestead exemption, senior-relief program, or valuation protest can change the amount a homeowner owes—but only if the filing reaches the right local office in the correct window. Use the verified county guidance below as your working checklist, then confirm the current form and deadline with Beaver County Assessor.

Relief programs

What the local record says

Homestead filing

The filing guidance for this county is: September 1, 2026 for Utah property-tax relief applications such as the homeowner's credit, indigent abatement, and deferral; the primary-residence exemption is generally applied under Utah law and county forms/instructions control. Official guidance: https://tax.utah.gov/forms-pubs/pub-36/ Use the official form or application channel, provide the residence and ownership documentation requested, and keep a copy of the submission.

Open homestead application

Senior citizen tax relief

Utah's homeowner's tax credit is generally available to qualifying owner-occupied homeowners age 66 or older (with an unmarried surviving-spouse exception) subject to household-income and other requirements; indigent abatement is generally available to qualifying claimants age 65 or older, and deferral programs may apply. Applications are generally due September 1. Official guidance: https://tax.utah.gov/propertytax/tax-relief/tax-relief-faq/

Valuation cap or growth limit

Utah has no county-specific annual assessment cap comparable to Texas's homestead cap. Utah law generally taxes a qualifying primary residence at 55% of market value through the 45% residential exemption; qualifying agricultural land may be valued under the Utah Farmland Assessment Act (greenbelt) based on productive capability. Official guidance: https://propertytax.utah.gov/

Appealing an assessment

Build the objection around evidence and the notice date.

Calendar the window

Use the valuation notice and the county’s published protest guidance to determine the last day to file. Do not assume the payment deadline controls the appeal.

Assemble support

Gather comparable sales, photographs, repair records, appraisal evidence, property characteristics, and any documentation that explains why the assessed value is incorrect.

File and preserve proof

Submit through the official channel, save the confirmation, and attend the board or review hearing if one is scheduled. An appraiser or attorney can help evaluate evidence when the value or stakes are substantial.

The verified protest guidance for this county is: For 2026 locally assessed real property, file with the county Board of Equalization by the later of September 15, 2026 or 45 days after the county auditor mailed the valuation notice; a county decision may generally be appealed to the Utah State Tax Commission within 30 days. Official guidance: https://tax.utah.gov/commission/appeals/locally-assessed/ If the language is not a specific calendar date, contact the office promptly for the current notice and board-review schedule.