Big Water, Kane County, Utah Property Taxes
Median BIG WATER, UT effective property tax rate: 0.81%, significantly lower than the national median of 1.02%, but higher than the Utah state median of 0.55%.
Median BIG WATER, UT home value: $240,668
Median annual BIG WATER, UT tax bill: $2,502, $102 higher than the national median property tax bill of $2,400.
How are property taxes in Kane County calculated?
Property taxes in BIG WATER, UT are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding BIG WATER’s property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in BIG WATER, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Big Water, Kane County, Utah Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
0.98%
Estimate Property Tax Bill
$2,404
$2,231
Property Tax Rates Across Big Water, Kane County, Utah
Local government entities are responsible for setting tax rates, which can differ significantly within a state. This variation is due to each county's annual process of estimating its budget needs to provide essential services. The county then divides this budget by the total assessed value of all taxable properties within its jurisdiction, resulting in the property tax rate. While votes and legislation play a role in determining tax rates and budgets, this is the fundamental process followed each year.
In Big Water, located in Kane County, Utah, you can observe how its effective property tax rate compares to other cities within the state, as well as the median property tax rates in Utah and across the United States. Understanding these differences can provide valuable insights into how property taxes are calculated and the impact they have on property owners. By comparing local rates to state and national medians, property owners can better comprehend the nuances of their tax obligations and explore potential opportunities for appealing or reducing their property tax burdens.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Big Water Tax Rate
0.98%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Kane County Tax Rate
0.69%
Median Effective Utah Tax Rate
0.55%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Big Water, Kane County, Utah
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84741 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Big Water, Kane County, Utah
When examining property taxes in Big Water, Utah, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Kane County Assessor estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
In Kane County, assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Big Water.
For example, the median home price in Big Water is $240,668, with tax bills ranging significantly across the county.
Property Tax Assessment Values Across Big Water, Kane County, Utah
Source: Ownwell
$207,597
$281,283
$354,969
Median Big Water Market Value
$245,350
Median Kane County Market Value
$349,729
Median Utah Market Value
$459,466
Median United States Market Value
$235,294
Property Tax Assessment Values Across Big Water, Kane County, Utah
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84741 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Big Water, Kane County, Utah
In Big Water, located in Kane County, Utah, property tax bills are determined by multiplying the assessed value of a home by the local tax rate. The assessed value is typically a percentage of the property's market value, which in Big Water averages around $240,668. Homeowners in this area experience a range of tax bills, with the median falling between $1,847 and $2,699. This is notably below the national median property tax bill of $2,400, making Big Water an attractive location for those looking to save on property taxes.
Several factors influence the property tax bill, including changes in the local tax rate and fluctuations in the market value of the property. For homeowners, understanding these factors is crucial as they directly impact annual tax obligations. This is where Ownwell can step in to assist. By offering property tax appeal and exemption services, Ownwell helps homeowners potentially reduce their tax bills. Their expertise ensures that homeowners are not overpaying, providing peace of mind and potential savings.
Median Big Water Tax Bill
$2,397
Median Kane County Tax Bill
$2,331
Median Utah Tax Bill
$2,534
Median United States Tax Bill
$2,400
Property Tax Bills Across Big Water, Kane County, Utah
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 84741 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell