Bluff, Utah Property Taxes
The median property tax rate in Bluff, Utah is 0.68%, which is lower than the national median of 0.99% but higher than the Utah state median of 0.55%. With the median home value in Bluff at $183,569, the typical annual property tax bill reaches $1,403, significantly below the national median of $2,690. Property taxes in Bluff are calculated based on the tax assessed value, which typically falls below the market value due to various exemptions like the primary residence and agricultural exemptions. Understanding Bluff's property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Bluff or another part of San Juan County, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Bluff, Utah Property Tax Bill Calculator
$100,000
$2,500,000
$5,000,000
Average Tax Rate
0.55%
Estimate Property Tax Bill
$1,100
Ownwell’s Bluff Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in Bluff with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in Bluff to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Bluff, Utah
Property taxes in Bluff, Utah, are essential for funding crucial local services such as public schools, road maintenance, and emergency services. The median tax rate in Bluff is 0.68%, which is lower than both the Utah state median and the U.S. national median of 0.99%. Local government entities within Bluff set these rates annually, and they can vary significantly across different neighborhoods. Each year, Bluff estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Bluff's effective property tax rate to other counties in Utah and the national median. For comparison, the 84512 zip code has both the highest and lowest median property tax rate of 0.68%. Understanding how these cities compare with Bluff provides valuable insights into the varying tax landscape across San Juan County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Bluff Tax Rate
0.68%
Average San Juan County Tax Rate
0.74%
Average Utah Tax Rate
0.55%
Average United States Tax Rate
0.99%
Property Tax Rates Across Bluff, Utah
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84512 | 0.68% | 0.68% | 0.68% | 0.79% | 1.23% |
Source: Ownwell
Property Tax Assessment Values Across Bluff, Utah
In Bluff, Utah, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the San Juan County Appraisal District for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Bluff, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. The median home price in Bluff is $183,569, and property tax bills range significantly, with the 25th percentile at $762 and the 90th percentile reaching up to $3,194. The zip code 84512 holds both the highest and lowest median tax bills at $1,403. By understanding these valuation concepts, property owners can better navigate their tax responsibilities and identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden.
Average Bluff Assessed Value
$183,569
Average San Juan County Assessed Value
$196,330
Average Utah Assessed Value
$457,600
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Bluff, Utah
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84512 | $65,769 | $97,323 | $183,569 | $267,558 | $375,010 |
Source: Ownwell
Property Tax Bills Across Bluff, Utah
In Bluff, located in San Juan County, UT, property tax bills are calculated based on the assessed value of a property, which is determined by local tax assessors. This assessed value is then multiplied by the local tax rate to determine the annual property tax bill. With the median home price in Bluff at $183,569, homeowners can expect varying tax bills depending on their property's assessed value and applicable exemptions. Factors considered in determining the tax bill include the property's size, location, condition, and any improvements made. For instance, tax bills in Bluff range significantly, with the 25th percentile at $762 and the 90th percentile reaching up to $3,194. The highest and lowest median tax bills in Bluff are both $1,403, indicating a relatively consistent tax rate across different properties. These property taxes impact homeowners by contributing to local services such as schools, infrastructure, and emergency services, making it essential for homeowners to understand how their tax bills are calculated and what factors influence them.
Average Bluff Tax Bill
$1,403
Average San Juan County Tax Bill
$1,457
Average Utah Tax Bill
$2,492
Average United States Tax Bill
$2,690
Property Tax Bills Across Bluff, Utah
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84512 | $492 | $762 | $1,403 | $2,006 | $3,194 |
Source: Ownwell