Your Property Tax, Explained
Truth-in-Taxation Public Hearing on August 6, 2026, at 6 PM
Your Property Tax,
Explained
Where every dollar of an Eagle Mountain property tax bill goes, how the city’s levy has changed over 30 years, and what the proposed 2026 public-safety increase means for your household.
Eagle Mountain City Truth in Taxation 2026 Public Hearing · August 6
Estimate Your Property Tax
CalculatorEnter your home’s market value to estimate the Eagle Mountain city portion of your bill, today and under the proposed 2026 increase. Estimates assume an owner-occupied primary residence, taxed on 55% of market value under Utah’s residential exemption.
$200K$2M
Taxable value
$268,400.00
City tax today (current rate)
$142.25
~$11.85/month
City tax if proposal passes
$456.28
~$26.17/month more · +$314.03/yr
Increase per day
$0.86
100% to public safety
Note: Estimates only, for owner-occupied primary residences (55% taxable value). City figures use the current certified levy (0.000530) and the proposed rate (0.001700), both from the city’s official Notice of Proposed Tax Increase: on the average $488,000 residence, city tax goes from $142.25 to $456.28, an increase of $314.03 per year. The proposal is not final until adopted after the August 6 hearing. For official figures, see your valuation notice from Utah County.
Your Bill
The City’s Share
Where your property tax goes
15.9%
of your property tax bill would go to Eagle Mountain City at the proposed rate. See the full breakdown below
Public Safety
Every Dollar
How the city uses its share
100%
of city property tax funds public safety
New positions proposed7
Covers the contract$9,798,139
Public hearingAugust 6 @ 6 PM
Holding the Line
15 Years
Since the last rate increase
2010
last Truth-in-Taxation increase, 15 years holding the line
City levy in 20110.001636
City levy in 20250.000534
Population since 20103.6× larger
Where Your Tax Dollars Go
$488K average homeAn Eagle Mountain property tax bill funds six different entities. Here is the full annual breakdown for the average-value Eagle Mountain residence of $488,000 if the proposed 2026 rates are adopted (primary residence, taxed on 55% of market value under Utah’s residential exemption; figures rounded to the nearest dollar). Two of the six entities have proposed increases this year, highlighted below: Eagle Mountain City and Central Utah Water Conservancy. Both hold public hearings in August; see the Utah County combined notice. Rates shown are the official 2026 rates for Tax Area 038, which covers the typical Eagle Mountain residence; rates can vary slightly by tax area.
Alpine School District $1,585 55.31%
★ Eagle Mountain City Proposed $456.28 15.92%
Unified Fire Authority $444 15.51%
Utah County $239 8.35%
Central Utah Water Proposed $107 3.75%
Assessing & Collecting $33 1.16%
Home Value
$488,000
Taxable Value (×55%)
$268,400
Est. Total Annual Tax (Proposed)
~$2,866
The Simple Math
Public Safety ContractEagle Mountain’s law enforcement is provided through a contract with the Utah County Sheriff’s Office, and 100% of the city’s property tax goes to public safety. At the Auditor’s certified rate, property tax revenue does not cover the current Sheriff’s Office contract, let alone the new positions and the new total contract. The proposed rate changes that, and it comes down to three numbers:
$8,290,200
current Sheriff’s Office contract per year
+
$1,507,939
seven new positions: one sergeant and six deputies
=
$9,798,139
total new contract
If the proposed rate is adopted
$9,798,139 in property tax revenue
= $9,798,139 Sheriff’s Office contract
= $9,798,139 Sheriff’s Office contract
Dollar for dollar, every property tax dollar funds public safety.
The 2026 Public Safety Proposal
100% Public Safety<$1/day
For the average $488,000 Eagle Mountain home, the proposed increase is $314.03 per year: about $26.17 a month, less than a dollar a day.
The proposed tax increase would fund seven new positions, one sergeant and six deputies, and meet the Sheriff’s Office contract dollar for dollar. It ties public safety to the city’s most stable source of revenue: property taxes. The proposal is not final until adopted after the August 6 public hearing; see Make Your Voice Heard below for ways to participate.
About the 220.88% on Your Notice
Your Notice of Valuation and Tax Change shows this proposal as a 220.88% increase, and that number is accurate. It looks dramatic because the starting point is so small: Eagle Mountain has not raised its city levy in 15 years, and growth pushed the rate steadily down over that period. In dollars, it means the city portion on the average $488,000 home goes from $142.25 to $456.28 per year, about $26 more per month.
Eagle Mountain’s Property Tax Story
1996–2026Eagle Mountain is one of the fastest-growing cities in Utah history, incorporated in 1996 with 250 residents and now 76,695 residents as of January 2026. That growth fundamentally shaped the city’s property tax story, allowing rates to fall dramatically even as the city built its infrastructure from scratch.
Rate Decline vs. Population Growth
Inverse relationshipEagle Mountain’s story in one chart: as the population grew from a few hundred residents to more than 76,695, new construction expanded the tax base and the certified levy rate fell. Growth, not rate increases, carried the city’s budget for 15 years.
City levy rate
Population
Note: Population figures are U.S. Census counts and official city counts for known years (2000, 2010, 2017, 2020, January 2026); values between those years are interpolated estimates. Levy rates are the certified and final adopted rates from the Utah County Tax Rate History Report for Eagle Mountain City.
Notable Milestones
1996–2026December 1996
Eagle Mountain incorporates with ~250 residents, one of Utah’s first planned-before-incorporated communities. The initial city levy reflected the small early tax base.
2001
Reclassified as a city after population reaches 2,157. Rapid residential build-out spreads infrastructure costs across more taxpayers, driving the certified levy steadily downward.
2003
First Truth-in-Taxation hearing. The city raised its certified rate to support essential services as Eagle Mountain rapidly expanded its infrastructure footprint.
2010
Second and most recent Truth-in-Taxation increase. The Great Recession had slowed new construction, briefly reducing the new-growth revenue that normally absorbs the city’s budget needs.
2013
Property taxes drop 16% as Unified Fire Authority comes on. When fire service moved to UFA, the city reduced its certified tax rate from 0.001559 to 0.001380, an 11.5% decrease.
2017
Population reaches 32,179. Continued residential growth drives the certified rate steadily lower, below the pre-2010 rate even after accounting for the 2010 increase.
2020
2020 Census records 43,623 residents. Eagle Mountain ranks among the fastest-growing cities in Utah. The rate continues drifting lower as new construction expands the tax base.
January 2026
Population reaches 76,695. Eagle Mountain has gone 15 years without a Truth-in-Taxation increase. The August 6 hearing will consider the first rate increase since 2010, dedicated entirely to public safety.
Make Your Voice Heard
Truth in TaxationThere are three ways to weigh in:
Attend in Person
Truth-in-Taxation Public Hearing
- Thursday, August 6 @ 6 PM
Final Budget Public Hearing
- Tuesday, August 18 @ 7 PM
Location
- City Hall Council Chambers
- 1650 Stagecoach Run
Participate Virtually
You can join the August 6 hearing virtually:
Comment Anytime
Submit written input through the public comment form, email the Mayor & City Council, or call the city at 801-789-6600.
If the Council adopts the proposal in August, the change appears on the official property tax notice Utah County mails this fall.