Utah Property Records — All 29 Counties
Trust Deed Foreclosure, Water Rights, Greenbelt Farmland Assessment, 55% Residential Exemption & No Transfer Tax in the Beehive State
Utah's property record system reflects one of the fastest-growing real estate markets in America — and an arid Western state where water rights can be worth as much as the land itself. Trust deeds — not mortgages — with non-judicial foreclosure through trustee's sale under Utah Code 57-1-23 through 57-1-34. A 3-month reinstatement period after the Notice of Default, then a Notice of Trustee's Sale with 20 days' notice. No right of redemption after sale — ownership via Trustee's Deed. No state transfer tax — no documentary stamps, no conveyance tax on any real property transfer. Water rights under the prior appropriation doctrine administered by the State Engineer / Division of Water Rights — water rights may be appurtenant to or separate from the land, and failure to verify water rights before purchase can be catastrophic for agricultural buyers. The Greenbelt Act (Farmland Assessment Act) under Utah Code 59-2-501 through 59-2-515 provides preferential assessment for agricultural land with rollback taxes up to 5 years on disqualification. A 55% primary residential exemption — owner-occupied homes assessed at only 55% of fair market value while all other property pays 100% (a 45% tax advantage). The State Construction Registry (SCR) — a unique statewide online system for construction lien notices under Utah Code 38-1a. Warranty deeds under Utah Code 57-1-12. No TOD deed statute. $45,800 individual / $91,600 couple homestead exemption. All across 29 counties — each with its own County Recorder and County Assessor. Same-day turnaround available.
Order UT Property Search — From $29🔍 Quick Answer: How Do I Search Utah Property Records?
Utah records are maintained by the County Recorder (recorded documents — warranty deeds, trust deeds, reconveyances, construction liens, water right conveyances) and the County Assessor (market value, assessed value, 55% residential exemption, Greenbelt status) in each of 29 counties. The Division of Water Rights maintains water right records. For professional searches covering trust deeds, water rights, and Greenbelt rollback, order through U.S. Title Records — from $29 with same-day delivery.
Trust Deed, Utah Code 57-1 Trustee's Sale & Water Rights Under Prior Appropriation
Utah uses trust deeds (deeds of trust) — not mortgages — as the standard security instrument, creating a three-party structure: trustor (borrower), beneficiary (lender), and trustee. Non-judicial foreclosure through trustee's sale is governed by Utah Code 57-1-23 through 57-1-34. The trustee records a Notice of Default with the County Recorder. The trustor has a 3-month reinstatement period to cure the default. After reinstatement expires, the trustee records a Notice of Trustee's Sale with at least 20 days' notice. The trustee conducts a public sale. There is no statutory right of redemption after the trustee's sale — ownership transfers via Trustee's Deed. Judicial foreclosure through district court is available but rarely used. A reconveyance is recorded with the County Recorder when the loan is paid. A chain of title report traces the complete trust deed chain including Notices of Default, Trustee's Deeds, and reconveyances.
Trust deeds (Utah Code 57-1-23 to 57-1-34). Notice of Default at County Recorder → 3-month reinstatement → Notice of Sale with 20 days' notice → public sale → Trustee's Deed. No redemption after sale. Reconveyance when paid. A lien report ($95) identifies Notices of Default and trust deeds across 29 counties.
Water rights are one of the most critical and often overlooked aspects of Utah real estate. Utah follows the prior appropriation doctrine — all water belongs to the public and is allocated through appropriation rights administered by the Utah Division of Water Rights under the State Engineer. A water right grants the holder the right to divert and use a specific quantity of water from a specific source for a specific beneficial use (irrigation, domestic, stock watering, municipal). Water rights can be appurtenant (attached to the land and transferring automatically with it) or held separately. When purchasing Utah property, the deed or a separate water right conveyance must specifically address water rights — silence in the deed does not guarantee water transfers. Water rights are extremely valuable in Utah's arid climate and can represent a significant portion of a property's total value, particularly for agricultural, ranch, and rural residential land. The State Engineer maintains water right records — the County Recorder does not track water rights. An expanded title search identifies water rights associated with the property.
Water rights: prior appropriation doctrine. State Engineer / Division of Water Rights administers. Appurtenant (attached to land) or separate (held independently). Deed must specifically address water. Extremely valuable in arid UT — significant portion of property value. County Recorder does not track water rights. An expanded title search ($295) verifies water rights with Division of Water Rights.
Greenbelt Act, 55% Residential Exemption & Utah's No-Transfer-Tax Advantage
Utah's Farmland Assessment Act (commonly called the Greenbelt Act) under Utah Code 59-2-501 through 59-2-515 provides preferential property tax assessment for land actively devoted to agricultural use. Qualifying land is assessed based on its productive capability for agriculture rather than fair market value — reducing assessed value by 50% to 90%+ in areas with high development pressure along the Wasatch Front. The land must meet minimum acreage requirements (typically 5 contiguous acres) and generate minimum agricultural income. When land is withdrawn from Greenbelt (rezoned, subdivided, or changed to non-qualifying use), rollback taxes apply — the difference between Greenbelt assessment and full-value assessment for up to 5 years. Rollback taxes can total tens of thousands of dollars and constitute a lien on the property.
Greenbelt Act (Utah Code 59-2-501): agricultural land assessed at productive capability — 50%–90%+ reduction vs. FMV. 5+ contiguous acres + ag income. Rollback taxes on withdrawal: full value difference for up to 5 years — potentially tens of thousands. Lien on property. Wasatch Front: highest exposure. An expanded title search ($295) identifies Greenbelt status and rollback exposure.
Utah's 55% primary residential exemption under Utah Code 59-2-103 is one of the state's most significant tax features. Owner-occupied primary residences are assessed at only 55% of fair market value — a 45% reduction. All other property (rental, commercial, vacant, second homes) is assessed at 100%. On a $600,000 home, the difference is $270,000 in taxable value — saving over $2,500+ annually depending on the mill rate. When property converts from primary to rental or investment, the exemption is lost and taxes increase substantially. Utah has no state transfer tax, no documentary stamps, and no conveyance tax — one of the most cost-effective states for real property transfers. The County Assessor determines fair market value annually. The County Treasurer collects taxes with a November 30 deadline. Our title search cost guide explains Utah costs.
55% exemption (Utah Code 59-2-103): primary residence assessed at 55% FMV. All other: 100%. $600K home: $2,500+ annual savings. Lost on conversion to rental/investment. No transfer tax (no stamps, no conveyance tax). County Treasurer: November 30 deadline. A Property Detail ($29) shows FMV, assessed value, and 55% exemption status.
Utah is an equitable distribution state — not community property. Utah does not recognize tenancy by the entirety. Joint tenancy with right of survivorship and tenancy in common are available. Warranty deeds under Utah Code 57-1-12 are the standard conveyance with full covenants. Utah does not have a TOD deed statute — revocable trusts are commonly used instead. The homestead exemption under Utah Code 78B-5-503 protects $45,800 (individual) / $91,600 (couple) from judgment creditors. Automatic, but a declaration may be filed with the County Recorder for additional protections. Not against trust deeds, mechanic's liens, or taxes. Our deed types guide explains Utah instruments.
Warranty deed (Utah Code 57-1-12): standard, full covenants. No TOD deed (revocable trusts used). No tenancy by entirety. Equitable distribution. Homestead (78B-5-503): $45,800 individual / $91,600 couple. Automatic. Not vs. trust deeds/mechanic's/taxes. A chain of title ($275) verifies vesting and reconveyance status.
UT's 29 County Recorders — Salt Lake, Utah County & Regional Directory
U.S. Title Records searches property records in every Utah county — order your search here or browse our 50-state property records directory.
Wasatch Front / Salt Lake Metro
Salt Lake County (Salt Lake City — largest recording volume in Utah, highest property values, active trustee's sale market, significant condo/HOA development, tech sector growth — "Silicon Slopes"), Davis County (Farmington, Bountiful — suburban growth, Hill Air Force Base), Weber County (Ogden — manufacturing, IRS campus), Tooele County (western growth corridor). The Wasatch Front generates the majority of Utah's transaction volume and features the most active trustee's sale market, the highest concentration of master-planned communities with HOA governance, and the greatest Greenbelt rollback exposure as agricultural land converts to residential development.
Salt Lake County: largest UT volume, Silicon Slopes tech, active trustee's sales, condo/HOA. Davis: Hill AFB, suburban. Weber: Ogden manufacturing. Wasatch Front: highest Greenbelt rollback exposure (ag → residential conversion). Property Detail Records ($29) same-day for Wasatch Front.
Utah Valley / Provo-Orem
Utah County (Provo, Orem, Lehi, Eagle Mountain — second-largest market, fastest-growing county in the state, BYU, massive master-planned communities — Traverse Mountain, Saratoga Springs, Eagle Mountain — with extensive HOA governance, significant Greenbelt land on the western fringe converting rapidly to residential). Utah County exemplifies the tension between agricultural preservation and explosive residential growth — Greenbelt rollback is a factor in virtually every rural-to-residential conversion.
Southern Utah / St. George
Washington County (St. George, Ivins — fastest-growing region in UT, retirement and recreation market, extreme heat/arid conditions, significant water rights concerns — Virgin River water allocation, drought restrictions), Iron County (Cedar City — Southern Utah University), Kane County (Kanab — national parks gateway). Southern Utah features the most acute water rights issues in the state — Washington County's rapid growth has pushed water allocation to its limits, making water rights verification essential for every property acquisition.
Northern & Eastern Utah
Cache County (Logan — Utah State University, agricultural valley), Box Elder County (Brigham City), Summit County (Park City — resort market, ski communities, Sundance, highest per-parcel values in UT), Wasatch County (Heber City — resort/recreation adjacent to Park City), Grand County (Moab — recreation, tourism, short-term rentals), Uintah County (Vernal — oil and gas, Uinta Basin). Northern Utah features strong agricultural land and water rights. Summit County (Park City) has the highest property values and most active resort market in the state. Eastern Utah involves oil/gas mineral rights and BLM grazing permits.
Washington County (St. George): fastest growth, critical water rights — Virgin River allocation at limits. Summit (Park City): resort, highest UT values, ski. Cache (Logan): agricultural, water rights. Grand (Moab): recreation, short-term rentals. Uintah (Vernal): oil/gas, mineral rights. An expanded title search ($295) covers water rights, mineral rights, and Greenbelt.
UT Construction Liens (SCR), Tax Sales & the District Court
Utah construction liens under Utah Code 38-1a (the Construction Lien Act) feature a unique statewide system. The State Construction Registry (SCR) under Utah Code 38-1a-201 is an online platform where Notices of Commencement, Preliminary Notices, and construction lien filings are managed electronically. Project owners file a Notice of Commencement on the SCR when construction begins. Subcontractors and suppliers must file a Preliminary Notice within 20 days of first furnishing labor or materials — failure to file eliminates lien rights. A lien claimant must file a Notice of Lien with the County Recorder within 180 days of final completion (or 90 days of a Notice of Completion). Enforce in district court within 180 days of the lien filing.
The County Treasurer initiates tax sale proceedings for properties delinquent 5 years or more. The County Auditor conducts a public auction. Utah allows a redemption period. After redemption expires, a tax deed is issued. Utah does not use tax lien certificates. Judgment liens from district court attach to real property when an abstract of judgment is recorded with the County Recorder. Effective 8 years, renewable. UCC liens and lis pendens (Utah Code 78B-6-1303) are recorded with the County Recorder. A property lien report searches the County Recorder, SCR, and district court.
Construction liens (Utah Code 38-1a): State Construction Registry (SCR) — unique statewide online system. Preliminary Notice within 20 days (failure = no lien). Notice of Lien at County Recorder within 180 days. Enforce in district court within 180 days. Tax sales: 5+ years delinquent → County Auditor auction → tax deed. Lien report ($95) covers Recorder + SCR + district court.
UT Title Search Services — Trust Deed, Water Rights & Greenbelt Expertise
| Service | Price | Turnaround | What's Included |
|---|---|---|---|
| Property Detail Record | $29 | Same Day | Owner, County Assessor data, fair market value, 55% residential exemption status, Greenbelt classification |
| Copy of Deed | $45 | Same Day | Recorded warranty deed from County Recorder with vesting, consideration, water right notation |
| Neighborhood Valuation | $50 | 1–2 Days | Comparable sales, Assessor values, 55% exemption impact, Greenbelt comparison, water right premium |
| Property Lien Report | $95 | 1–2 Days | County Recorder — trust deeds, Notices of Default, construction liens. SCR check. District court judgments |
| Title Search by Name | $95 | 1–2 Days | All properties, trust deeds, and liens under a name across UT counties via Recorder and Assessor |
| Owner + Lien Report | $145 | 2–3 Days | Ownership with reconveyance verification, 55% exemption, Greenbelt identification, and lien search |
| Chain of Title Report | $275 | 3–5 Days | Complete ownership with reconveyance chain, vesting analysis, water right identification, deed history |
| Expanded Title Search | $295 | 3–5 Days | Full chain plus water rights verification, Greenbelt rollback analysis, tax sale exposure, SCR check, mineral claims |
| Abstractor Service | Custom | Varies | Complex UT title, multi-parcel, water rights, Greenbelt conversion, resort/Park City, mineral/oil/gas, BLM |
UT title complexity: trust deed (Utah Code 57-1). Water rights (prior appropriation — State Engineer, not County Recorder). Greenbelt Act (59-2-501, 5-year rollback). 55% residential exemption. No transfer tax. SCR (unique statewide construction registry). Warranty deed (57-1-12). No TOD deed. $45.8K/$91.6K homestead. Lien reports ($95) cover Recorder + SCR + district court.
Why Choose U.S. Title Records — Water Rights & Greenbelt Expertise
Utah's combination of water rights under prior appropriation and explosive real estate growth creates title search challenges that most online providers simply cannot handle. Water rights are maintained by the Division of Water Rights under the State Engineer — not the County Recorder. A standard title search that only checks County Recorder records will completely miss water rights. For agricultural buyers, ranch buyers, and rural residential buyers in Utah, this gap can be catastrophic — purchasing a property without verifying the attached water rights (or discovering the water rights were previously severed and sold separately) can reduce the property's value by tens of thousands to hundreds of thousands of dollars. U.S. Title Records understands this. Our expanded title searches check both the County Recorder and the Division of Water Rights to verify water right status, appropriation amounts, and beneficial use designations.
Since 2009, U.S. Title Records has delivered professional property record searches to attorneys, lenders, investors, and individuals across all 50 states. We are BBB A+ Rated with a 4.9 out of 5 aggregate rating from over 847 verified reviews. Our Utah searches cover all 29 County Recorders, County Assessors, County Treasurers, the State Construction Registry, and district court dockets — with same-day turnaround available. Whether you need a quick ownership verification for a Salt Lake City condo or a full expanded title search analyzing water rights, Greenbelt rollback exposure, and trust deed chains on agricultural land in Cache Valley, we deliver professional-grade results at transparent pricing — starting at just $29.
Since 2009. BBB A+ Rated. 4.9/5 from 847+ reviews. Covers all 29 UT County Recorders + Assessors + State Construction Registry + district court. Checks Division of Water Rights for water right verification. Same-day delivery. Understands prior appropriation, Greenbelt rollback, 55% exemption, SCR. Order now from $29.
How Our Utah Search Process Works
Step 1: Order Online in Minutes. Visit ustitlerecords.com, select your service level, and provide the property address or parcel number. Our system identifies the correct Utah county automatically.
Step 2: Professional Research Begins Immediately. Our title research team accesses the County Recorder's records (warranty deeds, trust deeds, reconveyances, construction liens, Notices of Default, lis pendens, water right conveyances), the County Assessor's records (fair market value, assessed value, 55% primary residential exemption status, Greenbelt classification), the County Treasurer's records (delinquent taxes, tax sale status), the State Construction Registry (active construction projects, preliminary notices, lien filings), district court records (judgments, foreclosure filings, probate), and for expanded searches, the Division of Water Rights database for water right verification.
Step 3: Receive Your Report — Same-Day Available. Property Detail Records and Copy of Deed orders are typically delivered same-day. Lien reports, chain of title, and expanded searches are delivered within 1–5 business days. Every report includes direct contact for follow-up questions.
What Sets U.S. Title Records Apart in the Utah Market
We check water rights — most providers don't. The Division of Water Rights is a separate state agency that most title search aggregators never access. U.S. Title Records verifies water right status, appropriation amounts, beneficial use, and whether rights are appurtenant or separate for every expanded title search in Utah.
Transparent pricing with no hidden fees. Our pricing is published — from $29 for a Property Detail Record to $295 for an Expanded Title Search. No surprise charges, no per-page fees, no rush surcharges. Compare that to Utah title companies that may charge $300–$500+ for comparable services. We search primary official records — the actual County Recorder land records, district court dockets, and State Construction Registry — not stale third-party database aggregations. For Utah, where a new Notice of Default, construction lien filing, or water right change application can appear at any time, accessing primary records is essential. Our Abstractor Service handles complex Utah situations — multi-parcel ranch properties with water rights, Greenbelt conversion analysis, Park City resort title, and mineral/oil/gas research.
Water rights verified through Division of Water Rights (most providers skip this). State Construction Registry checked. Primary official records — not stale databases. Same-day delivery. $29–$295 (no hidden fees). 50-state coverage with UT-specific expertise: prior appropriation, Greenbelt rollback, 55% exemption, SCR, trust deed chains. Order your UT search now.
Who Uses U.S. Title Records in Utah
Real estate attorneys rely on our searches for pre-closing due diligence, water rights verification, and Greenbelt rollback analysis across all 29 counties. Lenders and mortgage companies use our lien reports and chain of title searches to verify clear title before funding — particularly for properties with trust deed chains, SCR activity, or water rights. Real estate investors order Property Detail Records and expanded searches for quick due diligence — identifying 55% exemption status, Greenbelt classification, water rights, and trust deed exposure before making offers. Agricultural and ranch buyers use our expanded searches to verify water rights (appurtenant vs. separate, appropriation amounts, beneficial use) and Greenbelt status before acquiring rural land. Individual homebuyers use our services to understand property taxes — the 55% exemption can mean $2,500+ annual savings, and Greenbelt rollback on adjacent converting parcels can signal coming assessment changes. Whatever your need, order your Utah search today — from $29 with same-day delivery.
Finding UT Property Owners via County Assessor & County Recorder
The fastest free method is the County Assessor's website — all 29 provide online access showing current owner, fair market value, assessed value, 55% residential exemption status, Greenbelt classification, and property characteristics. The County Recorder provides recorded deed images and grantor-grantee indexes. Salt Lake County has the most comprehensive online portal. The State Construction Registry at scr.utah.gov provides construction lien data. For professional ownership verification, a Property Detail Record ($29, same-day) from U.S. Title Records confirms the current owner with full Assessor data, 55% exemption status, and Greenbelt identification. A Chain of Title Report ($275) traces every conveyance with reconveyance verification, vesting analysis, and water right identification. Our title search resources, real estate news, lien guide, title search guide, property auction guide, foreclosure auction guide, and title insurance guide provide additional context. Contact our support team.
Free: County Assessor (owner, FMV, 55% exemption, Greenbelt). All 29 online. County Recorder for deed images. SCR at scr.utah.gov. Professional: Property Detail ($29, same-day). Complete: Chain of Title ($275) with reconveyance chain, vesting, water right identification across 29 counties.