Summit County Property Tax When You Buy in Park City

How much is property tax in Summit County for a Park City home?

There is no single all-in rate to multiply by your purchase price. Summit County's 2026 rate table lists a Park City taxing-entity rate of 0.000498 and a Park City School District rate of 0.003528, and your bill adds every levy that applies to the parcel. A qualifying primary residence is taxed on 55% of fair market value, while a second home is generally taxed on 100%. Those two levies alone, on a Summit County parcel inside Park City city limits, come to roughly $5,846 a year as a primary residence and $10,629 as a second home at this year's median city-limits sale price — a floor, not your bill.

Key Takeaways

• Summit County's 2026 rate table lists 0.000498 for the Park City municipal taxing entity and 0.003528 for the Park City School District, and neither one is the complete rate on a parcel.
• Utah assesses residential property at 100% of fair market value, and a qualifying primary residence gets a 45% exemption, which leaves 55% of that value taxable.
• "Primary" is about occupancy, not ownership. A home you live in and a home your full-time tenant lives in can both qualify; a second home, vacation home or short-term rental does not.
• Only one primary residential exemption may be claimed per household in Utah, so a Park City purchase may not qualify if you already claim the exemption on another Utah home.
• Not every home marketed as Park City is in Summit County. Jordanelle, Deer Crest, Hideout, Heber and Midway parcels sit in Wasatch County, where the rates, the appeal deadline and the payment calendar in this post do not apply.
• On Summit County's 2026 schedule, bills are set to be mailed October 25, 2026 and are due November 30, 2026, with a 1% penalty beginning December 1, 2026 and a further 1.5% plus interest if the bill is still unpaid after January 31, 2027.
• Your purchase price does not automatically become your taxable value, so the parcel's tax statement is the only reliable source for your projected bill.

What is the property tax rate in Summit County when you buy in Park City?

There isn't one number. The county publishes a rate for each taxing entity, and your parcel's tax statement stacks every entity that applies to it. When I run this with clients who buy in Park City, the first thing I do is pull the parcel's statement, not quote a rate from a table.

Two of the entities that matter most on Summit County's 2026 table are the Park City municipal taxing entity, at 0.000498, and the Park City School District, at 0.003528. Each is one line on the statement, not the whole rate. The county levy and any special-service districts that apply are listed on the parcel record itself, and that is where you need to read them.

Please don't treat 0.000498 as the rate you'll pay. It is the municipal entity's rate, and the county also lists a 2026 taxable value of $22,025,255,934 for that entity — an entity-wide total that says nothing about any single home.

It also doesn't apply everywhere people say "Park City." The county's 2026 table lists Park City and Unincorporated as separate taxing entities, and most of Snyderville Basin — Kimball Junction, Silver Springs, Pinebrook, Jeremy Ranch — sits outside the city limits. A home there carries no Park City municipal levy at all, even though its mailing address reads Park City. So a Deer Valley address inside the city and a Basin address outside it are taxed by different sets of entities. Ask for the parcel's current tax statement during due diligence and add up every entity listed. The county's property tax payment page notes that you'll need the seven-digit account number, so get that number from the seller's side early.

Is your "Park City" home even in Summit County?

Check this before you use anything else in this post, because a great deal of what gets marketed as Park City real estate is not in Summit County at all. Our Park City MLS covers both sides of the county line, and in the first nine months of 2026 it recorded 555 residential closings in Wasatch County — Jordanelle, Deer Valley East Village and Mayflower, Hideout, Heber Valley, Midway, Red Ledges. Every rate, deadline and penalty date above comes from Summit County and none of it governs a Wasatch County parcel. Wasatch County sets its own rates and runs its own assessment and appeal calendar, so a buyer who budgets a Jordanelle condo off Summit County's table is working from the wrong county's numbers.

A Park City mailing address and a Park City ZIP code do not settle it, and neither does being inside the city limits. Ten of this year's closings in the MLS's Park City Limits area are Wasatch County parcels, all of them in Deer Crest, with Park City 84060 addresses. If you are shopping anywhere on the Jordanelle side of the mountain, confirm the county on the parcel record before you build a budget, and ask your agent which school district the parcel sits in — Park City School District, South Summit, North Summit and Wasatch County School District all levy different rates.

What does that come to on a median Park City home?

Here is the arithmetic on the two rates the county publishes, so you have a defensible starting point instead of a guess. This example assumes the narrowest case: a parcel in Summit County, inside Park City city limits, in the Park City School District. Across our Park City MLS feed, 232 homes closed inside the Park City city limits between January 1 and October 9, 2026, at a median price of $2,640,000.

• As a qualifying primary residence: 55% of $2,640,000 is a taxable value of $1,452,000. At the combined 0.004026 of those two levies, that is about $5,846 a year.
• As a second home: the full $2,640,000 is taxable. At the same combined rate, that is about $10,629 a year — roughly $4,783 more for the identical house.

Read those as a floor and nothing more. They include only the two entities the county's table publishes for Park City; your statement will add the county levy and any service districts, so your real bill will be higher.

Snyderville Basin runs on a different basis twice over: no Park City municipal levy, and a lower median. Across the same window, 466 Basin homes closed at a median of $1,974,360, and the school district's 0.003528 on its own produces roughly $3,831 as a primary residence and $6,966 as a second home, again before the county and district levies are added. What holds up across every version of this calculation is the gap between the two classifications, and my post on Park City property taxes for a primary versus a second home works through that comparison in more depth than belongs here.

One caution on using sale prices this way at all: the assessor's value, not your purchase price, is what gets taxed, and our MLS does not publish an annual tax amount or a parcel number on any listing. There is no shortcut. The dollar figure you can rely on comes off the county's parcel record.

Is Park City property tax based on your purchase price?

Not directly. The county assessor sets fair market value, and your exemption status then determines taxable value. The tax is taxable value multiplied by the combined rate, so applying a rate to your full contract price will usually give you the wrong answer.

Utah counties assess residential property at 100% of fair market value, meaning what the assessor estimates it would sell for on the open market. A recent arm's-length sale can be relevant to that valuation, but the county's parcel record is what counts.

Who gets the 55% basis, and who doesn't

A qualifying primary residence gets a 45% exemption under Utah Code 59-2-103, so its taxable value is generally 55% of fair market value. The test the Utah State Tax Commission applies is occupancy, not ownership: the dwelling has to be occupied as a primary domicile for at least 183 consecutive days in the calendar year.

That distinction catches people out in both directions. A home you buy and rent to a full-time tenant who lives there as their primary residence can qualify for the exemption — you file a residential declaration signed by all owners, and the county may ask for the lease or the relevant federal tax schedule. A second home, a vacation home or a property you run as a short-term rental does not qualify, because nobody occupies it as a primary domicile.

There is one more limit worth knowing before you write an offer: only one primary residential exemption may be claimed per household in Utah. If you already claim it on a home in Salt Lake County, you generally cannot claim it again on a Park City purchase. That single sentence changes the arithmetic above for a lot of buyers who assume the 55% basis will follow them.

So confirm two things in due diligence: how the county currently classifies the property, and whether you would qualify. Don't assume the seller's classification carries over to you. And if nightly rental is your plan, check that it is actually permitted at that address before you model the tax at all — it is allowed only in certain zones and certain HOAs, which is the subject of where nightly rentals are allowed in Park City. Whether you intend to rent nightly or annually changes your tax basis as well as your revenue, so the two decisions belong in the same spreadsheet as the income side, which I covered in what a Park City ski condo can earn as a nightly rental.

Two deadlines sit on the same date and do different jobs. On Summit County's 2026 schedule, per the Summit County Treasurer, valuation notices were mailed in July 2026 and market-value appeals were due September 15, 2026, so the 2026 appeal window has closed. September 15 is also the filing deadline for the primary residential exemption declaration under Utah Code 59-2-103.5, which the 2026 Legislature amended in Senate Bill 238. If you buy this fall and intend to make the home your primary residence, ask the county how a mid-cycle ownership change affects both your next valuation notice and your exemption filing, then calendar next year's dates.

How are property taxes handled in escrow and at closing?

At closing, the settlement statement accounts for property taxes attributable to the period each party owned the home. How that plays out depends on your contract and on whether the current year's bill has been issued. Your closing agent prepares the settlement statement, so confirm the details with them rather than assuming a universal rule.

Here is the 2026 calendar, from the Summit County Treasurer. If your parcel is in Wasatch County, ask that county for its own dates:

If your closing falls near the bill's issue or due date, settle one question in writing: has the bill been issued, and who pays it at the table? Parties commonly handle this through a proration or credit. It is negotiated in the contract, not set by a blanket statutory split, so check your own agreement. A November or December closing is the one to watch, because the bill, the due date and the first penalty all land inside a five-week window.

If you have a mortgage, the lender may collect monthly tax deposits into an escrow account and may require an initial cushion under the loan's escrow rules. The lender's escrow analysis sets that monthly amount, not the county's rate table, and it can change once the lender receives the actual tax bill. That's one reason I want buyers pre-approved before they fall for a house: a lender working from a real parcel record gives you a payment you can trust. I covered the reasoning in why pre-approval comes first when buying a Park City home.

Property tax is only one line in that payment. Insurance often rides in the same lender escrow, and Park City premiums deserve their own look — see whether you can still get home insurance in Park City in 2026 before you finalize a budget. If the property sits in a resort or association community, dues frequently run higher than the tax line, and what buyers should know about resort properties in Park City covers the dues and rules that sit alongside the tax bill.

What should you gather before you make an offer?

• The county the parcel is in — Summit or Wasatch — and the school district that levies on it
• The parcel's seven-digit account number
• The current tax statement, with every taxing entity listed and totalled
• The assessed value and the exemption classification on file
• Whether the parcel sits inside Park City city limits or in unincorporated county
• Any outstanding balance, and whether this year's bill has been issued
• Your lender's escrow estimate, based on the real parcel record

My team pulls these items for every client who wants to buy in Park City, so the number you underwrite is the number the county actually uses.

Frequently Asked Questions

What is the current property-tax rate for a home in Park City, Utah?

There is no single rate, because each parcel's bill combines every taxing entity that applies to it. Summit County's 2026 table lists 0.000498 for the Park City taxing entity and 0.003528 for the Park City School District. Your parcel's tax statement shows the full set, including the county levy and any service districts, and a parcel on the Jordanelle side may be in Wasatch County entirely.

Is Park City property tax based on the purchase price or the county's assessed value?

It is based on taxable value, which comes from the county's fair market value and your exemption status, not automatically from your contract price. A recent sale may inform the assessor's valuation. Always check the parcel record and tax notice instead of applying a percentage to the price.

Do I pay a different property-tax rate on a Park City second home?

The rates are the same, but the taxable value is not. A qualifying primary residence is taxed on 55% of fair market value after the 45% exemption, while a second home or short-term rental is generally taxed on 100%. A home rented to a full-time tenant as their primary residence can still qualify, and only one exemption may be claimed per household in Utah.

Who pays the property taxes for the part of the year before closing?

It depends on your contract and on whether the year's bill has been issued. The settlement statement should account for taxes attributable to each party's period of ownership, often through a proration or credit. Confirm the details with your closing agent.

When does Summit County send the property-tax bill, and when is it due?

On the 2026 schedule, bills are set to be mailed October 25, 2026, and payment is due November 30, 2026. A 1% penalty begins December 1, 2026, and a further 1.5% plus interest applies if the bill is still unpaid after January 31, 2027. The county's payment page requires the seven-digit account number.

The bottom line

If you want to buy in Park City with a payment you can count on, start with three facts about the parcel: which county it is in, how it is classified, and what its current tax statement totals. The published rates will give you a floor; only the parcel gives you the bill.

If you're buying or selling in Park City or anywhere across the Wasatch Back, we're happy to consult on the market and help you assess your options. Reach out to schedule a private consultation with our team, and we'll pull the parcel records, coordinate with your lender and closing agent, and get you a tax number you can budget against before you commit. If you're weighing a sale on the other side of the move, you can also request a free home valuation.

About David Lawson

David Lawson is the founder of the Lawson Real Estate Team, a luxury real estate group serving Park City and the greater Wasatch Back, including Hideout, Midway, Heber, and Kamas. He leads a team that has closed more than 3,920 transactions and earned recognition as the #1 eXp Realty team in Utah (2022–2025) and previously the #1 Engel & Völkers team worldwide (2019, 2021). David and his team specialize in high-end mountain properties, from single family homes and new construction to ski-in/ski-out vacation properties and short-term rental investments, guiding buyers and sellers through one of the most segmented luxury markets in the country.

Equal Housing Opportunity. Regulated by the Utah Division of Real Estate. Each office is independently owned and operated. This article is general information, not legal, tax, or financial advice. Confirm your own numbers with your closing agent, tax advisor, or lender.