Davis County's 2026 appeal season opens in late July
Davis County starts accepting appeals around July 20, and the window runs through September 15, 2026. Valuation notices from the county auditor arrive at the end of July.
Home values in the county rose 6.2 percent in 2025, and the county's outlook for 2026 is another 3 to 6 percent. Rising values give the assessor's models more room to overshoot on individual homes.
The good news is that Davis County spells out exactly what evidence it accepts, so you can know before filing whether you have a case.
If your notice shows a market value your home could not actually sell for, you have until mid September to challenge it, and the county wants your proof attached when you file.
When is the deadline to appeal in Davis County?
Utah law sets the deadline as the later of September 15 or 45 days after the auditor mails your valuation notice. With Davis County notices going out at the end of July, September 15, 2026 is the operative date for nearly everyone.
If your notice is mailed late, count 45 days from the mailing date. Whichever date is later is your deadline.
Davis County does take late appeals, but they require a separate late appeal application with an explanation of why you missed the window, and acceptance is not automatic. File on time if you can.
Since notices land at the end of July and the window opens around July 20, you effectively get about seven weeks. Spend the first one gathering evidence, not the last one.
How do you file a Davis County appeal?
Appeals go to the Davis County Board of Equalization, which is the County Commission acting in that role. The Clerk/Auditor's Tax Administration office at 61 S Main St, Room 101 in Farmington handles filings, and you can reach the office at 801-451-3329 or taxadmin@daviscountyutah.gov.
As of this writing it is unclear whether the county's online appeal application is live for 2026. The county site has shown an Apply Online for Appeal option alongside a Coming Soon label, so check daviscountyutah.gov or call before you count on filing online.
- Watch for your valuation notice from the county auditor at the end of July.
- Confirm how you can file this year: check daviscountyutah.gov for the online application or call 801-451-3329.
- Complete the appeal application and attach evidence from the county's accepted list below. The evidence goes in with the application, not later.
- Submit everything to Tax Administration in Farmington by September 15, 2026.
- The Board of Equalization must decide within 60 days of your application.
- If you disagree with the decision, you have 30 days to appeal to the Utah State Tax Commission on form TC-194, filed with the county auditor.
What evidence does Davis County accept?
Davis County publishes an explicit list of what counts as evidence. Three or more solid comparable sales is the most common winning package for homeowners, and if the county's records contain a factual error, documenting it can stand on its own.
If you bought your home recently, your closing documents are the simplest evidence there is. You are asking the county to match its value to a real price a real buyer paid.
Pick the strongest category you have and attach it when you file:
- Closing documents signed by a title agent, if you bought the home recently.
- A signed appraisal from a certified appraiser.
- At least 3 comparable sales as close as possible to the January 1, 2026 valuation date.
- Income and expense documentation, for commercial or rental property.
- Documentation showing a factual error in the county's description of your property.
How to read your notice: the 55 percent math
Utah taxes primary residences on 55 percent of market value because of the 45 percent primary residence exemption. The median Davis County home, valued at $493,000, is taxed on about $271,150.
Your appeal targets the market value at the top of the notice. Cut that $493,000 by 10 percent to about $443,700 and the taxable value falls to about $244,035, so the bill drops by about 10 percent as well.
While you are looking at the notice, confirm the exemption is applied. A primary residence taxed on 100 percent of value is a separate, fixable problem that can cost more than an over-assessment.
Why did your tax go up if the rate went down?
Under Utah's Truth-in-Taxation law, the certified tax rate floats down as countywide values rise, so taxing entities collect the same revenue unless they hold an August public hearing to raise more. In the 2025 to 2026 cycle, 59 entities across Utah proposed increases, with a median proposed hike of 8.31 percent.
So a hot market does not automatically raise everyone's tax. What does raise your tax is being assessed high relative to your neighbors, because the shared burden shifts toward the over-assessed homes.
That relative over-assessment is the core of a Davis County appeal: you are not arguing that taxes are too high in general, you are showing that your value is out of line with the market.
Your notice also carries the Truth-in-Taxation hearing information for any entity proposing an increase. Weighing in at those hearings is a separate process from appealing your value, and you can do both.
How much money is at stake, and is it worth appealing?
The median Davis County home is valued around $493,000 with a median bill of $2,763 at an effective rate of about 0.57 percent. A 10 percent reduction saves roughly $276 per year.
Sale prices ran in the low to mid $500,000s in spring 2026. On a $550,000 home with a bill around $3,080, a 10 percent reduction is worth about $308 per year.
Filing costs nothing, the evidence list is short and public, and the board must decide within 60 days of your application. With the county expecting values to keep climbing, checking the notice each July is worth making a habit.
If you would rather skip the paperwork, Homespring builds the evidence and runs the entire appeal with no upfront fee.