How to appeal your property taxes in Morgan County, Utah
In Morgan County, if the value on your notice is too high, you can ask to have it lowered. You don't need a lawyer.
Checked against official sources: Oct 21, 2026
Can I still appeal?
Closed for 2026 — opens by Jul 22, 2027
The 2026 deadline to appeal to the County Board of Equalization (a board that hears appeals and evens out values between homes) passed on September 15, 2026 in most counties; late appeals are accepted only for a few reasons such as a medical emergency, a death, a missing notice or an agreed factual error. If your county board has decided your appeal, you have 30 days from its decision to appeal to the Utah State Tax Commission. New valuation notices go out by July 22, 2027, and the next appeal deadline is September 15, 2027 (or 45 days after your notice, if later).
Morgan County homeowners pay a median of $3,411 a year in property tax on a median home value of $654,900. Its effective tax rate (property taxes paid as a share of home values, per the Tax Foundation) is 0.52%, the 7th highest of 29 Utah counties. The Morgan County Assessor sets the market value of every home in Morgan County as of January 1. The county commission or council sits as the Morgan County Board of Equalization and hears appeals; the county auditor is its clerk.
File your appeal with the County Board of Equalization by September 15, or within 45 days after the county mailed your valuation notice, whichever is later. In practice the deadline is September 15 in most counties. Late appeals are accepted only for a few reasons set by Tax Commission rule: a medical emergency or death in the family, the county failing to send the notice, an agreed factual error in county records, or other extraordinary and unanticipated circumstances (and no co-owner could file). Example: Salt Lake County's 2026 deadline was September 15, 2026; in-person filings had to arrive by 5:00 p.m., mailed ones be postmarked that day, and online filings be in by 11:59 p.m.
Missed the deadline? What you can do now
- Late appeal: accepted only for a few reasons, such as a medical emergency, a death, a missing notice or an agreed factual error.
- Check your notice for every exemption you qualify for (see the exemptions on this page). If one is missing, ask the office that sets your value. Exemptions have their own deadlines.
- Set a reminder for July 2027, when the next notice usually arrives. Then check the value and the deadline right away. Add to my calendar
Where to file in Morgan County
Morgan County Assessor
Phone: 801-845-4002
Email: jwalker@morgancountyutah.gov
Address: 48 W. Young St. Room 31, Morgan, UT 84050
County Assessor: Janell Walker
Official website: morgancountyutah.gov
The county assessor keeps your property record and sets your home's market value each year; the county auditor mails the valuation notice by July 22 and takes appeals for the Board of Equalization.
How to appeal in Morgan County, step by step
Read your notice
By July 22 the county auditor mails a Notice of Property Valuation and Tax Changes to every owner. It shows the assessor's market value, your taxable value, last year's and this year's taxes, proposed tax increase hearings, and how and by when to appeal. Some counties also post notices online.
Check your property record
Look up your home on the Morgan County Assessor website and check square footage, bathrooms, condition and features. Mistakes are the easiest wins. Use our record card checklist.
File by the deadline
File the Morgan County Board of Equalization appeal application by September 15 (or within 45 days after your valuation notice was mailed, if later), with your estimate of value and all your evidence. Every county must offer an electronic way to file; check the county auditor's website for the form and for mail or in-person options.
Gather evidence
What works in Utah:
- Your purchase price, with the closing disclosure or settlement statement
- A recent fee appraisal with an effective date close to January 1
- At least three sales of similar nearby homes
- Assessed values of comparable homes, if yours is valued more than 5% out of line with them
- Photos, repair bids or inspection reports showing condition problems as of January 1
More detail
- Your purchase price, with the closing disclosure or settlement statement, if you bought near January 1 (a sale under contract within six months before or after January 1 is treated under special rules in Utah Code 59-2-1004)
- A recent fee appraisal with an effective date close to January 1
- At least three sales of similar nearby homes, ideally sold from mid last year to early this year, with size, age, condition and MLS details
- Assessed values of comparable homes, if yours is valued more than 5% out of line with them
- Photos, repair bids or inspection reports showing condition problems as of January 1
Go to the hearing
Bring copies of your evidence for each board member. Keep to the value of your home, not the size of the bill.
More detail
Before the county board and the Tax Commission, each side must prove the value it asks for by the more convincing evidence (“a preponderance of the evidence”: more likely true than not). If you ask for a value different from the assessor's (or, at the Commission, different from the county board's), you must show a substantial error in that value and give a sound evidence-based value of your own. If your value was cut on appeal last year and your current assessment is higher than the inflation adjusted value (last year's final value adjusted by the median market change for similar homes) and the home has had no qualifying change, the value is presumed to equal that inflation adjusted value.
If you disagree with the decision
Next step: Utah State Tax Commission. 30 days after the date of the County Board of Equalization decision. Fill out Form TC-194 (Request for Redetermination of County Decision) and file it with the county auditor, not the Tax Commission. The auditor sends the appeal and the county record to the Commission's Appeals Unit. The case goes first to mediation or an initial hearing before an administrative law judge or commissioner, usually by video unless you ask for in-person. If you disagree with the result, you can ask for a formal hearing. Send your evidence to the county and the Appeals Unit 10 business days before the hearing. The Commission must decide real property appeals by March 1 of the next year. After a formal hearing you can seek review in district court (a new trial) or in the Utah appellate courts.
How much could you save?
Enter the market value on your assessment notice and what you think the home would really sell for. We estimate the yearly saving if the board agrees with you.
Some states cap how fast the taxable value of a home can rise (California, Florida, Michigan and Texas homesteads, for example). If your taxable value is already held below market value by a cap, a lower market value may not lower this year's bill.
Free property tax appeal letter
Fill in your details and download a written appeal statement as a PDF. Most boards also require their own appeal form: file the form and attach this letter and your evidence to it.
The 2026 deadline in Utah has passed. We set this letter to the 2027 tax year: send it after your 2027 notice arrives. Late appeal: accepted only for a few reasons, such as a medical emergency, a death, a missing notice or an agreed factual error.
RobinClaim is a free information site, not a law firm or appraiser. The letter is a template, not legal advice.
Morgan County property tax appeal FAQ
What is the deadline to appeal property taxes in Morgan County?
File your appeal with the County Board of Equalization by September 15, or within 45 days after the county mailed your valuation notice, whichever is later. In practice the deadline is September 15 in most counties. Late appeals are accepted only for a few reasons set by Tax Commission rule: a medical emergency or death in the family, the county failing to send the notice, an agreed factual error in county records, or other extraordinary and unanticipated circumstances (and no co-owner could file). Example: Salt Lake County's 2026 deadline was September 15, 2026; in-person filings had to arrive by 5:00 p.m., mailed ones be postmarked that day, and online filings be in by 11:59 p.m.
Where do I file a property tax appeal in Morgan County?
File with the Morgan County Board of Equalization, usually through the county auditor's office, by September 15 or within 45 days after your valuation notice, whichever is later.
How do I contact the Morgan County Assessor?
Phone 801-845-4002. Website: morgancountyutah.gov.
Does it cost anything to appeal?
No filing fee is listed on the county forms reviewed (Salt Lake, Utah and Cache counties).
Sources
Contact details change; call or check the office website before you visit.