Property Tax in Cache County, Utah

What the Cache County numbers mean

The median is the midpoint of the county's actual bills: half of Cache County homeowners pay more than $1,929 a year and half pay less. The exact bill for any one home depends on its assessed value, exemptions, and which school, municipal and special districts cover it.

Set against the median home value of $392,800, the median bill works out to a derived effective rate of 0.49%. That rate is an estimate computed from the two medians — no county publishes a rate calculated this way — but it adjusts for home prices, which makes comparisons between counties more meaningful.

Cache County by the numbers

*Estimate derived from Census medians (tax ÷ value), not an official rate.

Cache County at a glance

• Median tax rank in Utah: #11 of 29 counties
• Median home value rank in Utah: #9 of 29
• Population rank in Utah: #6 of 29 (137,031 residents)
• Population density rank: #5 of 29 (118 people per square mile)
• Land area rank in Utah: #22 of 29 (1,164 sq mi, 1.4% of the combined county land area)
• Median tax as a monthly figure: $161; per $1,000 of home value: $0.49

How Cache County compares

Of the 29 Utah counties with published data, 10 have a higher median property tax bill than Cache County's $1,929, putting the county at #11 in the state. Its bill is about 20% lower than the state median of $2,412 and about 35% lower than the national median of $2,969.

Rates and values pull in opposite directions: an expensive housing market can produce big bills at ordinary rates. Here the derived rate is 0.49%, versus 0.98% derived nationally, and the median home value ranks #9 within Utah.

Some extra context for Cache County: the median bill works out to about $161 a month, and the derived rate equals roughly $491 of tax per $100,000 of home value. The county is home to 137,031 people — the #6 most populous county in Utah, spread over 1,164 square miles, a density of about 118 people per square mile. Its median home value, $392,800, ranks #9 among the state's 29 counties with data.

Nationally, Cache County's median bill of $1,929 ranks #1134 of 3133 counties with published data — inside the top 36% of counties by tax paid. The county accounts for about 4.1% of Utah's population, its median home value is about 14% below the state median, and at the derived rate the median home would hand over roughly 4.91% of its value in tax across a decade. Within the state, the distance from Cache County to the most expensive county, Summit County ($3,469), is $1,540 a year.

Counties nearest Cache County in the Utah ranking

Cache County and its population peers

Population is a useful lens on these figures, so the table below sets Cache County beside the counties closest to it in population anywhere in the country — communities of a similar scale operating under different state and local tax systems. Ranked by median tax paid within this peer group of 9, Cache County's $1,929 bill is #6 of 9.

The closest population match is Florence County, South Carolina (136,921 residents), where the median real estate tax paid is $724 on a median home value of $165,500 — $1,205 more than Cache County pays.

Inside Utah itself, the counties closest to Cache County in population are Weber County (266,183 residents, median tax $2,415 on a median value of $389,200); Washington County (189,827 residents, median tax $2,076 on a median value of $465,600); Tooele County (76,648 residents, median tax $2,303 on a median value of $391,300); Iron County (60,201 residents, median tax $1,444 on a median value of $342,900). Same state, same broad tax framework — yet the median bills still differ, because assessed values and the mix of county, municipal and school-district rates are set locally.

How the tax is worked out

As an illustration of the arithmetic: at Cache County's derived rate of 0.49%, a home valued at $400,000 would carry a tax bill of roughly $1,964 a year. That is only an illustration using the derived rate — a real bill is computed from the property's assessed value, its exemptions, and the combined rates of its specific taxing districts, so it can be higher or lower.

The usual sequence is: the local assessor values the property; exemptions are applied; the taxable value is multiplied by the combined local rates; and the county bills and collects the tax, distributing it to the schools, municipalities and districts that levied it.

Illustrative bills in Cache County at the derived rate

The derived rate of 0.49% is only an estimate built from medians, but applying it to different home values gives a sense of scale for Cache County — and a quick way to compare with the state derived rate of 0.53% and the US figure of 0.98%:

Illustration only: real bills are computed from the assessed value, exemptions, and the combined rates of the property's actual taxing districts.

Checking your assessment in Cache County

Believe your assessment is too high? The practical order of attack is: obtain your record card and audit it line by line; collect comparable recent sales in Cache County; ask the assessor's office to correct anything plainly wrong; and, if the value still seems off, lodge a formal appeal ahead of the deadline printed on your assessment notice. Windows are short — often 30 to 90 days — and late appeals are usually rejected outright, however strong the case.

More Utah counties

• Washington County, UT — $2,076
• Tooele County, UT — $2,303
• Iron County, UT — $1,444
• Box Elder County, UT — $1,828
• Summit County, UT — $3,469
• Uintah County, UT — $1,447

Frequently asked questions