Frequently Asked Questions

Some pretty gross generalizations can be made regarding property taxes. By default they will be real close to the traditional rate which has been 1% times the market value for second home owners and .55% times market value if it is a primary residence [exemption status]. I've generally found it a good assumption to multiply the rate (.55% or 1%) by the current asking price on the MLS to know what the current owner is getting taxed at, primary rate or secondary rate. You can also do this for yourself, to know what your new property tax [value] will be- which actually takes affect in the new year when they can standard process your application for such status.

The new ordinance 2012 is such, that any home purchased in any given year, by default gets taxed through the end of the year, at the prior owners status attributed to the home, either, second home status or primary residence exemption status. Then at the turn of the new year, it is assumed at a secondary home status/rate unless the new home owners usage is as primary resident or as an investor, has full time renters in it as primary residents. While the new owner needs to apply for this exemption, it has more to do with what it actually was on January 1, than anything else. Once qualifying for the primary exemption tax status, that actual way is that it is computed off of 55 % of the market value times 1%, thus a "gross" generalization to say .55% times the current market value.

Update: You will notice that often these values do not seem to compute on a particular listing. Please note that the above information is the quickest way to say what is more complicated and that school levies and the tax rates will vary year to year or even slightly in any given area. Thus, please consult with our Washington County Property Taxes page for the in's and out's of how property taxes are really applied and as to further scenario information.

When looking at the reported property tax on listings, what we need to take into account is: At what rate does it appear the home is being taxed at, the primary residential rate or secondary rate? This difference between .55% and 1%, can account for the largest variance in the amount of property tax listed on listings. However, the standard rule of either .55% or 1% seems to apply every time I've tried to discern what is going on.

Sometimes I'll be baffled, as well, as to how that current listed property tax amount has been derived, but it is usually safe to assume, that what you buy the home at, will be close, at very least, to the new years tax assessed value. In other words, just use the sales price of the home to compute your property tax- 9 times out of 10 it will be close to the tax assessed value.

There is also a process at which one can protest a tax assessed value based on the actual sales price at which one recently bought their home at.

So, generally speaking to figure the current property tax the current home owner is paying, you can safely attribute any assumption of the current tax rate, either primary or secondary rate, multiplied by the sales/purchase price, to come up with what you'd be paying, property tax wise, to finish out the year. You can also apply for a primary home owner lower rate for the upcoming new year. You can compute it confidently by the appropriate rate, at the rate you'd qualify for the next year, either primary exemption rate of .55%, or secondary rate at 1%, for the new year.

In cases where reported property taxes do not seem to match well with the above rule of thumb: First, I've also heard that school tax levies also apply and can raise the property taxes in one area over another. Generally, I've not seen this to be a significant varying factor. Secondly, it used to be more difficult when values of homes were more in limbo, to figure out what was going on, by looking at the listings report of what the property taxes have been in a preceding year. Because properties have had such huge fluctuations in value, it is not always the case that we could trust a 'prior years' property tax to reflect current pricing, especially if the reported property taxes are being reported for two years prior, instead of one. Confusion comes if the current [asking sales price] varies too greatly with last years tax assessed value.

One can find out what the current years tax assessed value is by accessing the tax record. Each listing has a Tax ID number. You can call me, your St George Realtor®, or any title company with the Tax ID or address, to find out what the most recent tax assessed value is.

In review, the things I was told by Carl, down at the county tax assessors office:
Part of state law requirements to qualify may include the following, but are not necessarily a conclusive list:

• Drivers license and your address is showing all here- Utah state.
• Fed tax returns are filed in this place.
• Vehicles registration is here.
• Voters registration is here.
• Where you bank is here.
• One may be asked place of employment.
• One may be asked regarding other homes owned and where.

The job market has been hit in St George pretty much like elsewhere. Particularly the construction and building related fields we know were hit hard here. We have had some displaced or out of jobs workers generally speaking.

These are my speculations after talking to some people that had to obtain new work, so please accept this as local perception only and not fact. St George employers still may have had a difficult time finding good employees because the pipelines have become filled with various skilled workers whose skills may not directly relate. So, it has not been uncommon for the interview process to be extensive, until the right employee is found. It has also become very tedious for various skilled workers to find a job, having to suffer through many interviews before one is found. The unemployment rate however, is better than in most other states and much of the interviewing problems could be perceived as having worked themselves out.

I do not know how the commercial real estate sector is doing in relation to all of this. However, with the advent of the new St George Airport we will have opened several land and corridor opportunities to big business to come in.

I heard one report, second hand, from a fellow veteran real estate agent involved in new developments, that the commercial sector stayed stronger through our otherwise 'overbuilt' St George Ut Real Estate residential market. We've experienced some price reductions and depreciation in the housing market- probably not a bad time to buy when things are so low.

We tell about this question at our real estate in Saint George Utah.

I am biased about the area. I love it here. I have 5 children from the age of 17 on down to 7. They are happy where they attend being the Bloomington Hills Schools. Two attend the Bloomington Elementary school, which is awesome. Two have attended Sun Rise intermediate, which is stellar. Desert Hills Middle school, which is testing high scores so has been underestimated. The Desert Hills High school is new and exciting and is prospering with a good image.

In the elementary school the kindergarten teacher cried on orientation day because she loves working with our children. I think that the St George schools system, on a wide scale, fosters morals and values and not just academic knowledge. The schools here in our area are above average on all accounts in my estimations. Across the board I've heard great things about all the schools in the Washington County School District. I helped the superintendent of the district over finance find his home, and he shared how they handle and foster talent in teachers and principles. They have a way of spreading the talent around and bolstering areas that might be weaker. As you know budgets are strapped and it takes leaders who make difficult decisions in order to maximize the best use of resources. National test scores are well above average in the district as well. This sense I've gotten of good teachers, leadership and test scores has been a significant factor rounding out what I perceive this area already intrinsically excels at, with the value of- 'it takes a village' to raise not just "academics", but morally straight citizens.

Generally speaking, I think kids have a better chance to grow up happy and successful here. It has to do with the people and their emphasis on their children and family life.

The culture is unique in the sense of where we are located, in the mid-west states between the north and south and along I-15, along with the last bit of warmer weather before you head north. We are a crossroads as it were, heightened in tourism involving Zion National Park and Snow Canyon State Park. The culture is unique then in the sense that it was settled by pioneers, early members of The Church of Jesus Christ of Latter-day Saints and of which about 60% of the population base is still comprised of. It is unique in the sense of the Tuacahn open red rock canyon amphitheater never ceases to thrill audiences. It is unique in the sense that there is a more than normal segment of second home owners and retirees that form the real estate base.

The culture is unique with how well the city government has utilized its resources to be able to keep building infrastructure and the new airport during difficult economic times. It was with money they pulled out of "savings" to cover the Federal governments portion, when they could not come up with it. The culture is unique in the sense that their is no graffiti or rarely a report of any gang whatsoever. The culture is unique in the amount of golf courses that dot the landscape. The culture is unique because of the high number of volunteers their are hosting several events such as the world-class Huntsman Senior Games, St George Marathon, Iron Man and myriad of other special events.

The culture is unique because of the geology. This of course helps shape our architecture being southwestern in style. Some of the more exclusive homes are adobe style with flat roofs. The area was indigenous settled by the Paiute Indians and the influence of the Indian people is found in some of the southwestern art. Many a hike or geologic adventure can be had here. The people are unique because of how friendly they are. The culture is indeed "unique"!

Short Version: 9a) Many a person have asked me about the social climate..." (read more)

Long Version: 9b) What constitutes St George areas unique culture as it pertains to 50%-60% of the population base being of the LDS faith?