Property Tax Experts
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For taxpayers who
may be
experiencing
difficulty in paying
their property taxes,
there may be help.
Most cities in the
United States have
Property Tax
Poverty Exemption
Policy and
Guidelines. You may
be eligible to waive
your annual property
tax for one year
read more
may be
experiencing
difficulty in paying
their property taxes,
there may be help.
Most cities in the
United States have
Property Tax
Poverty Exemption
Policy and
Guidelines. You may
be eligible to waive
your annual property
tax for one year
read more
The Wyoming legislature requires that County Assessors annually update
property values. Assessors are also required to complete a detailed review
of property characteristics for each property at least once every four years.
The State Board of Equalization may take corrective action if county
assessments do not meet established standards.
What is Taxed?
The residence and any additional structures and land are valued. Property taxes are not
charged on home furnishings or furniture except where they are part of a furnished
rental property.
Market vs Taxable Value
Market value is the price your property would sell for if it were offered for a reasonable
amount of time. This assumes that both the buyer and seller are unrelated, well-
informed and under no pressure to buy or sell the property. Taxable value is the value
used to calculate taxes due on your property. A residence (both land and buildings)
receives a 90 ½ percent reduction from market value.
Example:
• Residential market value $100,000
• Residential reduction 90.5%
• Taxable value ($100,000 x 9.5 = $9,500)
Tax Rates
Tax rates are set by the various political entities with the legal power to levy taxes.
These governmental entities include counties; school districts; cities and towns; and
special taxing districts, such as water and sewer districts and cemetery districts. Once
the taxing entities have adopted their budgets and tax rates, the tax rates cannot be
appealed. However, obvious factual errors may still be corrected by the county. Your tax
notice indicates the amount you pay to each taxing entity. To calculate your taxes,
multiply your taxable value by the tax rate.
Example: If the tax rate was 0.80, the formula would look like this:
• Taxable Value x Tax Rate = Tax Due $9,500 x .080 = $760.00
Taxes are due and payable at the office of the County
Treasurer of the county in which the taxes are levied. Fifty percent (50%) of the taxes are
due by November 10 in each year and the remaining fifty percent (50%) of the taxes are
due by May 10 of the succeeding calendar year. If the entire tax is paid on or before
December 31, no interest or penalty will be charged.
Tax Relief
Veteran’s Exemption
Disabled veterans and their surviving spouses are eligible for this exemption. Filing
date is on or before the fourth Monday in May with the County Assessor.
Property "Tax Relief" Program
The program is available to elderly, disabled, and low income home owners or if the
home was purchased prior to December 31, 1987. This program may allow up to one
half of the annual property taxes to remain unpaid. All unpaid taxes become a lien
against the property. Filing date is on or before the second Monday in May with the
County Treasurer.
Home Owner’s Tax Credit
The circuit breaker tax credit is allowed only if the legislature has appropriated moneys
to reimburse the counties.
Appeals
The person assessed may object to the assessment and valuation within thirty (30)
days of the date of postmark on the schedule, at the County Assessor’s Office. Your
appeal must address the issue of market value, not the rate of tax. Evidence supporting
your estimation of the market value must be included in the appeal. If you do not agree
with the County Board of Equalization’s decision, you may appeal to the State Board of
Equalization. Appeals to the State Board of Equalization must be filed within 30 days
after the final action of the County Board of Equalization.
property values. Assessors are also required to complete a detailed review
of property characteristics for each property at least once every four years.
The State Board of Equalization may take corrective action if county
assessments do not meet established standards.
What is Taxed?
The residence and any additional structures and land are valued. Property taxes are not
charged on home furnishings or furniture except where they are part of a furnished
rental property.
Market vs Taxable Value
Market value is the price your property would sell for if it were offered for a reasonable
amount of time. This assumes that both the buyer and seller are unrelated, well-
informed and under no pressure to buy or sell the property. Taxable value is the value
used to calculate taxes due on your property. A residence (both land and buildings)
receives a 90 ½ percent reduction from market value.
Example:
• Residential market value $100,000
• Residential reduction 90.5%
• Taxable value ($100,000 x 9.5 = $9,500)
Tax Rates
Tax rates are set by the various political entities with the legal power to levy taxes.
These governmental entities include counties; school districts; cities and towns; and
special taxing districts, such as water and sewer districts and cemetery districts. Once
the taxing entities have adopted their budgets and tax rates, the tax rates cannot be
appealed. However, obvious factual errors may still be corrected by the county. Your tax
notice indicates the amount you pay to each taxing entity. To calculate your taxes,
multiply your taxable value by the tax rate.
Example: If the tax rate was 0.80, the formula would look like this:
• Taxable Value x Tax Rate = Tax Due $9,500 x .080 = $760.00
Taxes are due and payable at the office of the County
Treasurer of the county in which the taxes are levied. Fifty percent (50%) of the taxes are
due by November 10 in each year and the remaining fifty percent (50%) of the taxes are
due by May 10 of the succeeding calendar year. If the entire tax is paid on or before
December 31, no interest or penalty will be charged.
Tax Relief
Veteran’s Exemption
Disabled veterans and their surviving spouses are eligible for this exemption. Filing
date is on or before the fourth Monday in May with the County Assessor.
Property "Tax Relief" Program
The program is available to elderly, disabled, and low income home owners or if the
home was purchased prior to December 31, 1987. This program may allow up to one
half of the annual property taxes to remain unpaid. All unpaid taxes become a lien
against the property. Filing date is on or before the second Monday in May with the
County Treasurer.
Home Owner’s Tax Credit
The circuit breaker tax credit is allowed only if the legislature has appropriated moneys
to reimburse the counties.
Appeals
The person assessed may object to the assessment and valuation within thirty (30)
days of the date of postmark on the schedule, at the County Assessor’s Office. Your
appeal must address the issue of market value, not the rate of tax. Evidence supporting
your estimation of the market value must be included in the appeal. If you do not agree
with the County Board of Equalization’s decision, you may appeal to the State Board of
Equalization. Appeals to the State Board of Equalization must be filed within 30 days
after the final action of the County Board of Equalization.
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