Utah's main property-tax break for older homeowners requires you to be 67, not 65, and that one detail keeps many eligible seniors from claiming it.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf The Homeowner's Tax Credit, commonly called the Circuit Breaker, abates up to $1,412 of your property tax if your 2025 household income was below $44,221, plus an additional credit equal to the tax on 20 percent of your home's value. This guide covers who qualifies, how the benefit works, the September 1 filing deadline, and the other Utah relief programs open to renters, veterans, and lower-income seniors.
One exception to the age rule: an unmarried surviving spouse qualifies at any age. Check that before you assume you are too young.
In This Guide
- Key Takeaways
- Utah Senior Property Tax Relief at a Glance
- The Age Requirement: 67, With Two Exceptions
- Who Qualifies and What Counts as Income
- How the Credit Works
- Other Utah Property-Tax Relief for Seniors
- The September 1 Deadline
- How to Apply
- Frequently Asked Questions
- Next Steps
Utah Senior Property Tax Relief at a Glance
| Item | Detail |
|---|---|
| Program name | Homeowner's Tax Credit (Circuit Breaker) |
| Age requirement | 67 or older, or an unmarried surviving spouse of any age |
| Income limit | Below $44,221 (based on 2025 household income) |
| Income-based abatement | Up to $1,412 |
| Additional credit | Equal to the tax on 20% of the home's fair market value |
| Filing deadline | September 1 |
| Where to file | County government (clerk or auditor) |
| Authority | Utah State Tax Commission, Publication 36 |
Utah Senior Property Tax Relief: The Age Requirement Is 67, With Two Exceptions
This is the point most people miss on Utah senior property tax relief.
Most state property-tax programs for seniors draw the line at 65. Utah draws it at 67 for anyone born in 1960 or later.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf If you are 65 or 66 and born in that group, you do not yet qualify for the Circuit Breaker credit. Mark your calendar for the year you turn 67 and file that September.
Two exceptions matter. First, an unmarried surviving spouse qualifies at any age, with no 67 threshold.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Second, homeowners born on or before December 31, 1959 qualify at 66 under an older cohort rule.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf For everyone born in 1960 or later, 67 is the number that binds.
The Utah State Tax Commission publishes the program requirements in Publication 36. That is the official source, and it is where the age and income figures appear.
Who Qualifies and What Counts as Income
To qualify for Utah senior property tax relief under the Circuit Breaker, you must:le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
- Be 67 or older (or an unmarried surviving spouse of any age, or born on or before December 31, 1959).
- Own and occupy your home as your primary residence. A rental property or second home does not qualify.
- Have 2025 household income below $44,221.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
Utah uses a broad "household income" definition, not just the adjusted gross income from your federal return. It generally counts most income sources, such as Social Security benefits, pension and retirement income, wages, interest, dividends, and capital gains. Add up all sources before assuming you qualify, and confirm the counted categories in Publication 36.
The $44,221 limit is for the 2026 program year and is based on income you received in 2025.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Utah adjusts the income limit annually, so confirm the current figure with the Utah State Tax Commission before you file.
How the Credit Works
The Circuit Breaker has two parts.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
The first part is an income-based abatement of up to $1,412 of your property tax.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf It is not flat: it scales inversely with income, so a lower income produces a larger abatement and a higher income within the qualifying range produces a smaller one. Utah divides the qualifying income range into tiers, and each tier corresponds to a specific abatement amount. The exact dollar amount for each income band is published in the Publication 36 instructions. Pull those instructions before you file to see which band your income falls into.
The second part is an additional credit equal to the tax on 20 percent of your home's fair market value.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf This applies on top of the income-based abatement and is tied to your home's value rather than your income. Together, the two parts are what make the Circuit Breaker worth filing for even when your income sits near the top of the qualifying range.
Because the amounts are recalculated each year against current figures, treat any estimate as a starting point and confirm your own result with your county before you count on it.
Other Utah Property-Tax Relief for Seniors
The Circuit Breaker is the headline program, but it is not the only one. Utah runs several property-tax relief programs under Publication 36, and one of them may fit if you are a renter, are under 67, have very low income, or are a veteran.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
- Renter's Credit (Circuit Breaker for renters). The Circuit Breaker has a companion credit for qualifying senior renters, since renters pay property tax indirectly through rent. If you rent rather than own, ask your county or the Tax Commission about the renter's half of the program.
- County Low-Income Abatement. Utah counties administer an abatement for lower-income homeowners. Eligibility and the amount are set at the county level, so contact your county government to ask whether you qualify and what the current income limit is.
- Property-Tax Deferral. A qualifying homeowner can apply to postpone property taxes rather than pay them now. Deferral is a postponement, not forgiveness: the deferred amount generally must be repaid later, typically when the home is sold or passes from the owner, and it can attach to the property in the meantime. Your county government handles deferral applications.
- Veteran and disability exemptions. Utah offers separate property-tax exemptions for disabled veterans (and, in some cases, their surviving spouses) and for other qualifying disabled or blind homeowners. These have their own rules and are not tied to the 67 age threshold.
Because the eligibility rules and dollar amounts for these programs are set in statute and, for the county abatement, at the county level, confirm the current figures directly with your county government or the Utah State Tax Commission before you rely on any of them.
The September 1 Deadline
September 1 is firmer than it sounds. Miss it and you lose the credit for that year entirely.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
You file with your county government, typically the clerk or auditor, not with the state. Utah has 29 counties, and each handles its own Circuit Breaker filings. Search for your county government's clerk, auditor, or assessor office to get the correct contact and any county-specific instructions.
The application is for a specific tax year. You are filing for the 2026 program year by September 1, 2026, based on your 2025 income. Each year requires a new application; the credit does not roll over automatically.
Plan ahead if your income situation is complicated. If you receive income from multiple sources, gathering statements, Social Security award letters, and other documentation before summer makes the filing straightforward. Do not wait until late August.
How to Apply
Everything runs through your county government, not the state. Follow these steps.
Confirm your eligibility
You must be 67 or older (or an unmarried surviving spouse of any age, or born on or before December 31, 1959) with 2025 household income below $44,221.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
Gather your income documentation
Collect records for all income received in 2025: Social Security, pension, wages, investment income, and any other source. The county may require your federal tax return if you filed one.
Contact your county clerk or auditor
Each Utah county handles the Circuit Breaker application locally. Ask for the correct form and any county-specific requirements. Contact information for all 29 counties is available through the Utah Association of Counties or your county government's website.
Submit your application by September 1
File the completed application with the county office and confirm they received it.
Review your property-tax bill
When the bill arrives, confirm the credit appears and follow up with the county if it does not.
If property taxes are one piece of a larger question about affording care, our guide to how to pay for senior care covers Medicaid, VA benefits, and other resources alongside home equity.
Not sure which Utah program fits your situation? Chat with Brevy's care navigator to sort out your options.
Frequently Asked Questions
Does my spouse's income count if they are under 67?
Yes. The income test is based on total household income from all sources, regardless of which household member earned it.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Both spouses' income counts toward the $44,221 limit.
I am a surviving spouse under 67. Can I still qualify?
Yes, if you have not remarried. An unmarried surviving spouse qualifies for the Homeowner's Credit at any age, without meeting the 67 threshold.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf You still have to meet the income and primary-residence requirements.
What if I miss the September 1 deadline?
You lose the credit for that program year.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Contact your county clerk or auditor as early as possible. There is no standard late-filing provision for this program.
I am 65 or 66. Is any relief available to me now?
The Homeowner's Credit generally requires age 67 for anyone born in 1960 or later. But Utah has other programs that are not tied to that threshold, including the county low-income abatement, property-tax deferral, and veteran or disability exemptions.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Contact your county government to ask which of them you may qualify for now.
I rent instead of own. Is there a Circuit Breaker for renters?
Yes. The Circuit Breaker includes a renter's credit for qualifying senior renters.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Ask your county or the Utah State Tax Commission for the renter's application and its current income limit.
Is this credit the same as a property-tax freeze?
No. A freeze locks your assessed value; this is a credit that reduces your bill.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf Your assessed value continues to fluctuate, and the Circuit Breaker abatement offsets a portion of the resulting tax each year you apply.
Next Steps
- Confirm your age and income. You must be 67 or older (or an unmarried surviving spouse, or born on or before December 31, 1959) and have 2025 household income below $44,221 to qualify for the 2026 program year.le.utah.gov. (2021). Utah Code § 59-2-1208 (Amount of homeowner's credit), enrolled S.B. 26 (2021) on le.utah.gov - establishes the CPI-indexed homeowner's-credit schedule and the additional credit on 20% of the home's fair market value; § 59-2-1202 in the same act sets the age requirement (66 if born on/before 12/31/1959, else 67). Retrieved Jun 24, 2026, from https://le.utah.gov/~2021/bills/sbillenr/SB0026.pdf
- Find your county clerk or auditor. That is the office that handles the application, not the state tax commission.
- Ask about the other programs if the Circuit Breaker does not fit: the renter's credit, county low-income abatement, deferral, and veteran or disability exemptions.
- Gather your income records now, and file by September 1.
If selling or borrowing against your home is something you are considering, our guides on selling or renting your home for care and reverse mortgages for senior care walk through those options and their tradeoffs.
Learn More
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The information on Brevy.com is for educational purposes only and is not a substitute for professional legal, financial, or medical advice. Rules vary by state and program and change frequently. Always verify with the relevant agency or a qualified professional. Brevy is not a law firm, financial advisor, or healthcare provider.