How Much Is Property Tax on an $800,000 Home in Farmington or Kaysville, Utah?

How much is property tax on an $800,000 home in Farmington or Kaysville, Utah? On Davis County's 2025 final rates, $4,235.00 to $4,454.56 a year for a home you live in, depending on which tax area it sits in, and I took those numbers straight from the county's own published rate tables rather than an online estimate.

The reason it is so much lower than people expect is that Utah only taxes 55% of a primary residence's value. If the county values the home at $800,000, the tax is figured on $440,000.

I am David Supinger, Principal Broker of Home Click Real Estate. I live in Farmington. Here is the math, laid out in full, so you can check it yourself.

These use Davis County's 2025 final total rates for the main Farmington and Kaysville tax areas, on a primary residence, and assume the county's value for tax is the figure shown.

Farmington, tax area 23 (rate 0.009830) comes to $4,325.20 at $800,000, $6,487.80 at $1,200,000, $8,650.40 at $1,600,000.
Farmington, tax area 24 (rate 0.010124) comes to $4,454.56 at $800,000, $6,681.84 at $1,200,000, $8,909.12 at $1,600,000.
Kaysville, tax area 34 (rate 0.009625) comes to $4,235.00 at $800,000, $6,352.50 at $1,200,000, $8,470.00 at $1,600,000.
Kaysville, tax areas 33 and 36 (rate 0.009839) comes to $4,329.16 at $800,000, $6,493.74 at $1,200,000, $8,658.32 at $1,600,000.

Kaysville tax area 35 carries a rate of 0.009919, which works out to $4,364.36 at $800,000.

The math, so you can run it on any home: the county's value for tax, times 0.55, times the total rate. $800,000 times 0.55 is $440,000, and $440,000 times 0.009830 is $4,325.20.

Davis County has not published its 2026 final rates as I write this, so your 2026 bill will not match these to the dollar. More on why below.

Two numbers do almost all the work: the value the county assessor puts on the home for tax purposes, and the total tax rate for the tax area the home sits in.

The primary residential exemption. Utah exempts 45% of the county's value on a primary residence, so only 55% is taxed. The Utah State Tax Commission cites Utah Code 59-2-103 for it. It covers the home and up to one acre, for someone who lives there 183 or more consecutive days.

Who does not get it. Second homes, vacant homes and short-term rentals do not qualify, according to the Davis County Assessor. Their tax is figured on the county's full value, which nearly doubles the bill. A long-term rental can qualify through a signed declaration.

The value the county uses. The assessor sets a value every year and mails a valuation notice around late July. The tax is figured on that number, and only on that number.

No, and I never price a home from it. The county's number exists to figure your tax. Sometimes it is close to what the home would sell for, sometimes it is way off, and more often than not it is off.

So use it for one thing, which is estimating the tax, and get the home's real value somewhere else. What a home is worth comes from the homes like it that actually sold nearby, read the way an appraiser would read them. That is what a home valuation is for, and it is a different number from the one on your tax notice.

The total rate is the sum of several taxing entities: Davis County, Davis School District, the city, and special districts. The school district is the biggest single piece. Its share is 0.003233, plus 0.001615 for its bonds, which together is just under half of a Farmington tax area 23 rate.

Two homes in the same town can pay different rates for the same reason. Farmington's tax areas 23 and 24 differ by about $129 a year on an $800,000 home, because of the special districts each one sits in.

Probably somewhat, at least on the county's share. KSL reported that the Davis County Commission approved a 14.9% increase in the county's general-fund share on December 2, 2025, about $4 a month on the average home, after proposing up to 29.97%. That increase is not in the 2025 rates above.

Farmington and Kaysville both appeared on the state's 2026 Truth in Taxation list with proposed increases. Kaysville's council adopted its 2026 rate and budget on August 6, 2026, and I did not find a published final figure for either city that I would put in front of you as settled.

Your own 2026 tax notice is the authoritative number. Davis County property tax is due on November 30 at 5 p.m., and the late penalty is the greater of $10 or 2.5%.

Kaysville also had a fire station bond of up to $16.5 million on the November 3, 2026 ballot. The city council cancelled that election on October 7 because a required notice had missed new state instructions, and the city plans to bring it back in November 2027. If it passes then, it would show up on later bills.

1. Find the home's tax area. It is on the county's parcel record and on the current tax notice. Do not assume one rate for a whole town.

2. Use the county's value for tax, not the list price. It is on the valuation notice and the parcel record. Use it for the tax estimate and nothing else.

3. Multiply. The county's value, times 0.55 for a primary residence, times the total rate. Use 1.0 instead of 0.55 for a second home.

4. Add a cushion for 2026. The 2025 rates do not include the county's approved increase.

5. Make sure the exemption follows you. Most Utah counties carry the exemption over, but Davis County can require a new application when ownership changes. If the Assessor mails you a form PT-19A after you buy, it is due within 5 business days. Otherwise you apply to the Assessor with two proofs of residency. The Tax Commission also says that starting January 1, 2027, owners must file the state's primary residence declaration on a change of ownership.

6. Watch for the valuation notice in late July. If you think the value is wrong, the appeal deadline is September 15 or 45 days after the notice is mailed, whichever is later.

Using a flat 1% of the price. On a primary residence in these two towns it is closer to half of that, because only 55% of the value is taxed.

Missing the exemption paperwork. A buyer who never returns the form can be taxed as if the home were not their primary residence, on the full value.

Assuming a second home gets the same rate. It does not get the exemption at all.

Ignoring the valuation notice. Once the appeal window closes, the value stands for that year.

Comparing towns by name instead of by tax area. The difference inside Farmington, between areas 23 and 24, is bigger than the difference between Farmington area 23 and Kaysville areas 33 and 36.

Here is an example with round numbers, not a client's sale. Say you are moving from an $800,000 home to a $1,600,000 home, and both sit in Farmington tax area 23. On the 2025 rates, your property tax goes from $4,325.20 a year to $8,650.40, an extra $4,325.20 a year or about $360 a month.

An extra $360 a month is real money, and it belongs in the payment you are planning around before you write an offer, not after. It is also a lot less than the 1% rule of thumb would have told you, which would have put the new home at $16,000 a year.

Moving up in Farmington goes through the order of a move like this, and how fast luxury homes sell in Farmington and Kaysville covers what the $1.5M range is doing right now.

What is the property tax rate in Farmington, Utah? What is the property tax rate in Farmington, Utah? On Davis County's 2025 final rates, 0.009830 in tax area 23 and 0.010124 in tax area 24, applied to 55% of a primary residence's value.

What is the property tax rate in Kaysville, Utah? What is the property tax rate in Kaysville, Utah? On the 2025 final rates, 0.009625 to 0.009919 depending on the tax area, applied to 55% of a primary residence's value.

When is property tax due in Davis County? When is property tax due in Davis County, Utah? November 30 at 5 p.m. The late penalty is the greater of $10 or 2.5%.

Does a second home get the exemption? Does a second home in Utah get the primary residential exemption? No. It is taxed on the county's full value.

Can I appeal my home's value? Can I appeal my property valuation in Davis County? Yes, by September 15 or 45 days after the valuation notice is mailed, whichever is later.

David Supinger is the Principal Broker of Home Click Real Estate in Salt Lake City, Utah, with 34 years full time in the business, who has personally sold more than 1,300 homes across Davis and Salt Lake counties. He lives in Farmington and has 171 Farmington sales on record.

If you are buying in Kaysville or Farmington and want the tax worked into the real payment before you offer, send me a note with the homes you are looking at.

Sources, read 3 November 2026: Davis County 2025 Final Tax Factors (Controller, Tax Administration); Utah State Tax Commission, primary residential exemption; Davis County Assessor, real property and primary residence pages; Davis County Treasurer; KSL, Davis County tax increase, December 2025; Utah News Dispatch, 2026 Truth in Taxation list; Standard-Examiner, Kaysville budget, August 2026; Kaysville City notice on the fire station bond, October 2026. These are general figures, not tax advice for your own situation.