Utah probate leads and inheritance data, by county.
If you are researching Utah probate leads, the public court file is only one part of the inherited-property market. USLeadList starts with death and property records, typically about five weeks after death, and generates an average of 750 records a month across Utah.
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Utah counties
Browse 29 counties.Every Utah county has its own page. Highlighted counties currently generate the largest monthly record volume.
How inherited property moves in Utah
Verified state rules behind the county data.Probate rules matter because they determine when a public court record appears and which inherited properties never appear in an ordinary probate case.
What changes for an heir
Utah taxes a home on 55 percent of its market value: Utah Code 59-2-103(3) grants a 45 percent residential exemption and 59-2-102(35) limits it to property used for residential purposes as a primary residence. A house that becomes a second home or a short-term rental loses the exemption and is taxed on full market value, about 82 percent more taxable value each year it is held, and a vacant house keeps the exemption only where the owner declares under penalty of perjury that it will be used as a primary residence (59-2-102(35)(b)(ii), 59-2-103.5(4)). An inherited transfer triggers a filing: after an ownership interest changes the county assessor shall notify the owner to submit a sworn declaration within 90 days, and failure to respond withdraws the exemption for the calendar year (59-2-103.5(11)), with no exception for a spouse or child. A county may instead adopt an ordinance requiring an application on a change of ownership (59-2-103.5(1)(b)). The exemption survives if the heir moves in or rents to a tenant who makes the house a primary residence (59-2-103(6)(b)(ii)). Utah has no estate tax and repealed its Inheritance Tax Act, Title 59 Chapter 11, effective May 6, 2026.
Where probate records appear
District Court Xchange, the Utah State Courts repository of district court and justice court case information, which charges subscription fees and excludes sealed cases, expunged records and all juvenile matters. MyCase gives parties free online access to their own cases and is open to a personal representative, but an interested person in a probate case cannot use MyCase and is directed to Xchange. Public terminals are available at most district court locations, and appellate dockets are searched separately.
Ways property can avoid ordinary probate
Transfer on death deed under the Uniform Real Property Transfer on Death Act, Utah Code 75-6-401 through 75-6-419, enacted in the 2018 general session and applying to transferors dying on or after May 8, 2018. The deed must contain the elements of a recordable inter vivos deed, state that transfer occurs at death, and be recorded in the county recorder's office before the transferor dies (75-6-409). Joint tenancy with right of survivorship and revocable living trusts are the other common routes. The 75-3-1201 affidavit reaches personal property only.
Small-estate route
Affidavit for collection of personal property where the entire estate subject to administration, wherever located, less liens and encumbrances, does not exceed $100,000, 30 days have elapsed since death, and no personal representative has been appointed or applied for (Utah Code 75-3-1201). The Utah State Courts state that a small estate affidavit cannot be used to transfer title to real property, so a house needs a probate case or a transfer on death deed recorded before death.
Timing investors should understand
An informal probate may not be filed until 120 hours, five days, have passed since the death (Utah Code 75-3-307), and must be filed within three years of the death (75-3-107). Publishing notice to creditors is optional in Utah; where the personal representative does publish, it runs once a week for three successive weeks and claims are barred unless presented within three months after first publication (75-3-801(1)). A creditor given written notice has 90 days from the published notice or 60 days from mailing, whichever is later (75-3-801(2)). Where nothing is published, claims that arose before death are barred one year after the death (75-3-803(1)(a)). The small estate affidavit is available 30 days after death. The Utah State Courts publish no typical duration.
Utah inheritance volume
Updated monthly · September 2026 edition.Newly inherited residential properties recorded in Utah, from the same database that builds the lists. Published nationally in the Inheritance Property Index.
Biggest Utah counties by volume
Free to cite with attribution: USLeadList Inheritance Property Index, September 2026 edition. See every state and download the data.
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