Cedar City property tax appeal
What the 2026 assessment roll shows for homes with a Cedar City address, and the deadline for challenging it.
Iron County roll as published on .
Key Equalization Facts & Statutory Summary
Roll as of:- Appeal Deadline
- Median Annual Saving
- $355
- Over Statutory Threshold
- 27.2%(2,499)
- Homes analysed
- 9,200
- Filing forum
- County Board of Equalization
- Governing Statute
- Utah Code 59-2-1004(2)(a) ('valuation or the equalization'); 59-2-1004(4)(a)(i) (comparable-assessment evidence on the application); 59-2-1006(5) (mandatory +/-5% equalization remedy); 59-2-103(3) (45% residential exemption)
- Appeal threshold
- more than 5% above comparables
How many Cedar City homes look over-assessed?
We analysed 9,200 single-family homes and condominiums with a Cedar City address that carry enough detail to compare against neighbours — an assessed value, a building area, and a named subdivision. They sit across 532 subdivisions.
2,499 of them — 27.2% — are assessed more than 5% above the median of comparable homes in their own subdivision, once building size is accounted for. Of those, 1,851 are more than 10% above.
Where Cedar City homes sit against their subdivision median
27.2% over +5%For a home in that group, the median difference is $68,781 in assessed value, or roughly $355 a year in property tax at current rates.
That is 52% of the 4,838 flagged homes across Iron County.
What the Cedar City roll looks like
The median analysed home has an assessed value of $344,137, covers 1,715 square feet, and was built in 2005. The county-wide median is $350,042.
- Parcels with this address city
- 15,782
- Comparable-ready
- 9,200 (58.3%)
- Subdivisions
- 532
- Median assessed value
- $344,137
- Median building area
- 1,715 sq ft
- Median year built
- 2005
"Cedar City" here is the address city as the county records it, which follows postal rather than municipal boundaries — a few of these parcels may sit outside the city limits.
The largest subdivisions in Cedar City
Comparisons are made within a subdivision, because that is the group an assessor values together. These are the largest ones here.
| Subdivision | Homes analysed | More than 5% above median |
|---|---|---|
| GEMINI MEADOWS SUBDIVISION | 221 | 67 (30.3%) |
| ROCKING HORSE RIDGE | 84 | 32 (38.1%) |
| CEDAR RESERVE PUD UNIT B | 70 | 11 (15.7%) |
| EAGLE RIDGE AT SOUTH MOUNTAIN PHASE 1 | 70 | 28 (40.0%) |
| CRESCENT HILLS SUBDIVISION PHASE 2 | 68 | 19 (27.9%) |
Subdivision names appear exactly as Iron County records them, abbreviations and plat numbers included — so "Amd" for amended, "Add" for addition, "Ph" or "#2" for a phase. We do not tidy them up, because the name is what you would search for in the county's own records to check a comparable.
What is the 2026 appeal deadline for Cedar City?
Cedar City property is assessed by Iron County, so the appeal is filed with the county rather than the city. 15 September 2026, or 45 days after your valuation notice — whichever is later.
The later of September 15, or the last day of a 45-day period beginning the day the county auditor provides the valuation notice (Utah Code 59-2-1004(3)(a)).
The application goes to County Auditor.
Can a Cedar City homeowner appeal on comparable assessments?
Equalization Ground Accepted
Yes. UT treats equalization — how your assessment compares with comparable properties — as a ground in its own right, separate from arguing what the home would sell for.
UT is a non-disclosure state: sale prices are not public record. That is why comparing assessed values is the practical route — assessed values are published for every parcel, and sale prices are not published at all.
Check a specific Cedar City address
The figures above are the roll in aggregate. For one property we show its own comparable homes, each with its parcel number so it can be checked against Iron County's records.