Vineyard property tax appeal

What the 2026 assessment roll shows for homes with a Vineyard address, and the deadline for challenging it.

Utah County roll as published on 30 October 2025.

Key Equalization Facts & Statutory Summary

Roll as of: 30 October 2025

Appeal Deadline: 15 September 2026, or 45 days after your valuation notice — whichever is later
Median Annual Saving: $396
Over Statutory Threshold: 27.4%(545)
Homes analysed: 1,987
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 Vineyard homes look over-assessed?

We analysed 1,987 single-family homes and condominiums with a Vineyard address that carry enough detail to compare against neighbours — an assessed value, a building area, and a named subdivision. They sit across 65 subdivisions.

545 of them — 27.4% — are assessed more than 5% above the median of comparable homes in their own subdivision, once building size is accounted for. Of those, 322 are more than 10% above.

Where Vineyard homes sit against their subdivision median

27.4% over +5%

Shaded area is the measured share of 1,987 homes in Vineyard assessed more than 5% above their cohort median, and the p90 tick is the measured 90th percentile. The curve is a normal distribution fitted to those figures, drawn to show where the threshold falls — not a claim that the underlying spread is normal.

For a home in that group, the median difference is $76,811 in assessed value, or roughly $396 a year in property tax at current rates.

That is 2% of the 31,092 flagged homes across Utah County.

What the Vineyard roll looks like

The median analysed home has an assessed value of $670,400, covers 2,290 square feet, and was built in 2017. The county-wide median is $562,000.

Parcels with this address city: 4,653
Comparable-ready: 1,987 (42.7%)
Subdivisions: 65
Median assessed value: $670,400
Median building area: 2,290 sq ft
Median year built: 2017

"Vineyard" 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 Vineyard

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
Lakes At Sleepy Ridge The Prd Phase 2	157	65 (41.4%)
Cascade At Waters Edge Plat A	109	30 (27.5%)
Windsor At Waters Edge Plat A	90	25 (27.8%)
Solstice At Waters Edge	75	11 (14.7%)
Springs At Waters Edge The Plat B	64	11 (17.2%)

Subdivision names appear exactly as Utah 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 Vineyard?

Filing deadline

15 September 2026, or 45 days after your valuation notice — whichever is later

Vineyard property is assessed by Utah 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.

The full Utah County appeal process, stage by stage

Can a Vineyard 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.

Statutory basis: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)

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 Vineyard 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 Utah County's records.

Search an address