Property taxes in Farmington, Utah
Taxes aren't a footnote to your payment — for most Farmington buyers they're the third-largest line in it. Here's how the bill is built, and how to check the real number before you write an offer.
- How the bill is assembled
- The residential exemption
- Estimate your monthly payment
- Escrow, shortages, and payment jumps
- Download the printable guide
- Appealing a valuation
Farmington by the numbers
- Median list price
- $749,900
- Median sale price
- $668,750
- Price per sq ft
- $259
- Active listings
- 97
- Median days on market
- 44 days
- List price, year over year
- -3.9%
Source: Realtor.com Economic Research — data as of June 2026. Citywide medians describe the whole market, not any one home.
Get this month's Farmington numbers for your street →Buyers shop by list price and then get surprised by the payment. In Farmington the gap between those two numbers is usually taxes and insurance, and the tax half is knowable in advance — you just have to look up the right figure instead of the one printed on the listing.
Property tax in Utah is assessed against market value, so the market number matters here. As of June 2026, the median Farmington sale price is $668,750. Run your estimate against your own assessed value rather than the citywide median, and remember the primary-residence exemption applies to owner-occupied homes. Source: Realtor.com Economic Research, June 2026.
How the bill is actually built
Davis County assesses market value. Utah's residential exemption reduces the taxable portion of that value for an owner-occupied primary residence. Several overlapping taxing entities — the school district first and foremost, then the county, the city, and any special districts — each levy against what's left. Your bill is the sum, not a single rate someone can quote you over the phone.
What it does to the monthly payment
Most buyers escrow, so the annual bill gets divided by twelve and folded into the payment along with insurance. That means a tax difference between two homes shows up every month, not once a year. It also means your payment can rise after the first full year: escrow is an estimate, and when the valuation moves, the servicer both raises the collection and spreads the shortfall across the next twelve months. Nothing has gone wrong when that happens — the estimate has simply caught up.
Estimate the payment on a Farmington price
Put a price in and watch what the tax line does. The estimator applies Utah's residential exemption when you'll occupy the home, splits taxes out from principal and interest, and adds insurance, HOA, and mortgage insurance where they apply — so you're comparing the number you'll actually pay each month rather than the one on the listing.
Farmington, Utah estimator
Property tax & monthly payment
Adjust the numbers to see what taxes actually do to a Farmington payment. Nothing you type here is sent anywhere.
$140,000
Per month, if any
Davis County + city + schools
Of value, per year
Estimated monthly payment
$4,097
Property taxes are $353 of that — about 9% of what you pay each month.
Estimates only, for planning. Actual rates are set annually by each taxing entity and vary by district; insurance, PMI, and HOA depend on the property and your lender. Send me an address and I'll pull the real figures before you write an offer.
Take the whole guide with you
Everything on this page, condensed into a printable three-page PDF you can hand to a lender or keep open while you tour homes — the worked example, the ten-point pre-offer tax check, and the questions Farmington buyers ask most.
Don't trust the tax figure on the listing
A listing's tax number reflects the prior owner's status. A home that was a rental will be assessed differently once you live in it, and the reverse is also true — losing the residential exemption is one of the first numbers to model on a Farmington investment property. Before you write, I pull the current figure for the address and adjust it for how you'll use the property — it's a five-minute check that regularly moves the monthly number by more than the concessions people spend weeks negotiating.
Appeals and the notices you'll get
A valuation notice arrives in summer and the tax notice in fall, with payment due at the end of November. If your valuation looks high relative to what comparable homes actually sold for, there's a formal appeal window — and the appeal is won on comparables, which is exactly the work behind the home values guide. Send me an address and I'll tell you straight whether the case is there.
Where to go next
Taxes are one line in a bigger monthly picture — the cost of living guide covers the rest, and Farmington vs. nearby cities shows how the same budget behaves in Kaysville, Layton, and Centerville. First-time buyers should start with first-time buyers in Farmington, and larger properties carry their own tax and covenant questions in luxury and acreage homes.
Get the real monthly number
Tell me the address or the price range you're shopping and I'll come back with taxes, insurance, and HOA included. Every message reaches me directly.
More Farmington guides
Keep reading wherever your decision is still open.
Farmington property taxes, answered
- How are property taxes calculated in Farmington, Utah?
- Davis County assesses your home's market value, applies Utah's residential exemption if it's your primary residence, and then the combined rates of the overlapping taxing entities — school district, county, city, and special districts — are applied to that reduced taxable value. The school district is typically the largest single share.
- What is Utah's residential exemption and do I qualify?
- Utah exempts a portion of the market value of an owner-occupied primary residence from taxation, so a home you live in is taxed on a lower value than an identical home used as a second home or short-term rental. Whether a specific property currently carries the exemption is a matter of record, and it can change when ownership or use changes.
- Why is the tax figure on a listing sometimes wrong for me?
- Because it usually reflects the prior owner's situation. If a home was a rental or second home and you'll live in it — or the reverse — the assessed status changes, and so does the bill. Verify how the property will be assessed for your use rather than copying last year's number into your budget.
- How do property taxes change my monthly payment?
- Most Farmington buyers escrow: the lender divides the annual tax and insurance bill by twelve and collects it alongside principal and interest. So the tax line is part of your monthly payment from day one, and a difference of a few hundred dollars a year in taxes is a real, visible change in what you pay each month.
- What is an escrow shortage and why did my payment go up?
- Escrow is an estimate. When the county's valuation rises or rates change, the actual bill exceeds what your lender collected, and the servicer both raises the monthly collection and spreads the shortfall over the following year. That's why payments often step up after the first full year in a home — nothing went wrong, the estimate simply caught up to reality.
- When are Davis County property taxes due?
- Utah counties mail a valuation notice in the summer and a tax notice in the fall, with payment due at the end of November. If you escrow, your servicer pays it; you should still read the notice, because it's your window to see the valuation and rates behind your payment.
- Can I appeal my Farmington property valuation?
- Yes. Utah counties have a formal appeal window each year, generally running from the valuation notice into September. An appeal argues market value, not the tax rate, so it succeeds or fails on comparable sales. If you think your valuation is high, send me the address and I'll pull the comparables and tell you honestly whether it's worth filing.
- Do newer Farmington subdivisions have higher taxes?
- Not necessarily higher rates, but often higher bills, because newer homes usually carry higher assessed values than older homes of the same size. Some newer areas also sit inside additional special service districts, and many carry HOA dues on top. Compare the full monthly figure between two homes, not the rates.
- How do Farmington property taxes compare with Kaysville, Layton, or Centerville?
- Combined rates across Davis County cities are broadly similar, so the bigger driver of your bill is the assessed value of the home you buy. Because Farmington tends to price above the county average, an equivalent house here generally carries a larger tax bill than one in Layton or Clearfield — a value difference, not a rate difference.
- Are property taxes deductible?
- Federal rules cap the combined deduction for state and local taxes, and whether it helps you depends on whether you itemize at all. That's a question for your CPA, not your Realtor — but it's worth asking before you assume the tax line is partly offset.
- What happens to taxes at closing when I buy?
- Taxes are prorated between buyer and seller at settlement based on the closing date, and your lender typically collects several months of reserves to fund the new escrow account. Both show up on your settlement statement, so ask to review the numbers before closing day rather than at the table.
- How should I budget for taxes when shopping in Farmington?
- Treat taxes and insurance as part of the price, not a footnote. Before you write an offer I'll pull the actual current tax figure for the specific address, adjust it for how you'll occupy the home, and add HOA where it applies — so the number you're comparing across homes is the real monthly one.
- What is the median home price in Farmington, Utah right now?
- As of June 2026, the median list price in Farmington is $749,900 and the median closed sale price is $668,750, or about $259 per square foot (source: Realtor.com Economic Research). Your own number depends on the pocket you're in and the condition of the home — I'll run the comparable sales for your address.
- How long do homes take to sell in Farmington, Utah?
- In June 2026 the median Farmington home went under contract in 44 days, with 97 homes active on the market (source: Realtor.com Economic Research). Well-priced, well-prepared homes move a lot faster than that median; overpriced ones sit well past it.
Want the real tax number on a specific Farmington home?
Send me the address and I'll pull the current tax figure, adjust it for how you'd occupy the home, and give you the all-in monthly picture with insurance and HOA included.
Thinking of buying or selling? Talk to David.
- Free, no-pressure home valuation within 24 hours
- 19+ years selling across Salt Lake & Davis County
- Straight numbers — pricing, timing, and net proceeds
Or email TheHawsGroup@gmail.com
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