Updated 2026 · Based on median market data for Heber, UT
The effective property tax rate in Heber, UT is 0.57%. On the median home price of $1,130,000, that's an annual tax bill of approximately $6,441 — or $537/mo. This is among the lowest rates in the country, providing a substantial cash flow advantage.
Property taxes consume 19.8% of gross rental income in Heber. At 15-20% of gross rent, taxes are a significant expense that meaningfully compresses margins. Make sure to account for this in your underwriting. Without property taxes, the cap rate would be 1.95% — the 0.57% tax rate reduces it to 1.38%, a drag of 0.57 percentage points.
Property tax bills are based on assessed value, which may differ from market value. In many jurisdictions, assessed values lag behind market prices, meaning your actual tax bill after purchase could increase once the property is reassessed. In UT, check whether purchases trigger automatic reassessment — if so, budget for taxes based on your purchase price, not the seller's current bill. Also investigate whether UT offers any homestead exemptions that landlords would NOT qualify for, as this could increase your effective rate.
With a relatively low tax rate, Heber's tax environment is already investor-friendly. Focus your optimization efforts on the other expense categories — insurance, maintenance, and vacancy management — where there's more room to improve returns.
Heber vs Utah state average and national average across key investment metrics. Heber's cap rate is below both benchmarks — deal sourcing is critical here.