How is productive value determined?

• Productive values are established by the Utah State Tax Commission with assistance of a five member Farmland Assessment Advisory Committee and Utah State University. Productive values apply state-wide and are based upon income and expense factors associated with agriculture activities. These factors are expressed in terms of value per acre for specific land classifications.

How is land classified?

• Land is classified according to its capability of producing crops or forage. Capability is dependent upon soil type, topography, availability of irrigation water, growing season, and other factors. The County Assessor classifies all agricultural land in the county based on Natural Resource Conservation Service Soil Surveys and guidelines provided by the Tax Commission. The general classifications of agricultural land are irrigated, dryland, grazing land, orchard, and meadow. If you disagree with your land classification, you can appeal to your county board of equalization for reclassification.
• Rates can be found here: https://propertytax.utah.gov/real/faa/taxable-values/

Qualification Requirements

Private farmland can qualify for assessment and taxation under the Farmland Assessment Act if the land :

• Is at least five contiguous acres in area. Land less than five acres may qualify where devoted to agricultural use in conjunction with other eligible acreage under identical legal ownership. Land used in connection with a farmhouse, such as landscaping, etc. cannot be included in the acreage for FAA eligibility.
• Is actively devoted to agricultural use, and the operation is managed in such a way that there is a reasonable expectation of profit.
• And if the land had been devoted to agricultural use for at least two successive years immediately preceding the tax year in which application is made; and meets average annual (per acre) production requirements.

Production Requirement Defined:

To qualify for the Farmland Assessment Act, land must produce in excess of 50 percent of the average agricultural production per acre for the given type of land and the given county or area. To determine production levels, the County Assessor will use the following sources: the most recent publication of Utah Agricultural Statistics; crop and enterprise budgets published by Utah State University; or standards established by the Tax Commission.

Examples:

• A farmer grows alfalfa. The average annual production of alfalfa in his area is four tons per acre per year. To qualify he must produce more than two tons per acre per year.
• A rancher has 10 acres of irrigated pasture which would reasonably carry 10 cows or 50 sheep through the grazing season. To qualify he will need to graze more than five head of cattle or 25 sheep.

Exceptions

The acreage requirements may be waived if the owner can show that 80 percent or more of the owner's, purchaser's, or lessee's income is derived from agricultural products produced on the land.

The production requirement may be waived if the owner shows that the property has been in agricultural use for the previous two years and that failure to meet the production requirement in a particular year was due to no fault or act of the owner, purchaser, or lessee.

The production requirement will be waived if the land is involved in a bona-fide range improvement program, crop rotation program, or other similarly accepted agricultural practice which does not give reasonable opportunity to satisfy the production level requirement.

Application Deadlines

New applications for assessment and taxation under the Utah Farmland Assessment Act must be submitted by May 1st of the tax year in which assessment is requested. Applications required because of ownership change, legal description change, assessor request, etc., can be filed at any time.

Can leased land qualify?

Leased land can qualify for assessment and taxation under the FAA if the acreage requirement is met and the production requirement is satisfied. A purchaser or lessee may qualify the land by submitting, along with the application from the owner, documents certifying that the production levels have been satisfied.

What happens when land is withdrawn from FAA?

When land becomes ineligible for farmland assessment (such as when it is developed or goes into non-use), the owner becomes subject to what is known as a rollback tax. The rollback tax is the difference between the taxes paid while on greenbelt and the taxes which would have been paid had the property been assessed at market value. In determining the amount of rollback tax due, a maximum of five years preceding the change in use will be used. The tax rate for each of the years in question will be applied to determine the rollback tax amount.

To qualify for the Farmland Assessment Act, land must produce in excess of 50 percent of the average agricultural production per acre for the given type of land and the given county or area. To determine production levels, the County Assessor will use the following sources: the most recent publication of Utah Agricultural Statistics; crop and enterprise budgets published by Utah State University; or standards established by the Tax Commission.

Examples:

• A farmer grows alfalfa. The average annual production of alfalfa in his area is four tons per acre per year. To qualify he must produce more than two tons per acre per year.
• A rancher has 10 acres of irrigated pasture which would reasonably carry 10 cows or 50 sheep through the grazing season. To qualify he will need to graze more than five head of cattle or 25 sheep.