Property Tax Wyoming: County Ratios, Mill Levies, and the New Homeowner Exemptions

A typical Wyoming owner reports paying $1,767 a year on a home worth $309,700, which is 0.57 percent of value, according to Census Bureau survey data. Across the 23 counties that ratio runs from 0.44 percent in Sublette and Teton to 0.68 percent in Washakie and Weston. This Wyoming property tax calculator multiplies the value you type by your county’s ratio and shows the result beside the local median payment, along with each half-year installment. Enter full market value, not the 9.5 percent assessed figure. Because the survey years ended before the 2025 homeowner exemption, read the answer as an upper bound for a home you live in.

Three Homeowner Breaks Newer Than the Census Figures

The county ratios reflect bills owners reported from 2020 through 2024. Three residential breaks passed since then shrink those bills, and older data cannot see them. The Department of Revenue estimated that together they removed $198.5 million of 2025 tax statewide.

• The 4 percent cap. Under W.S. 39-11-105(a)(xliii) and (xliv), created by House Bill 45 in 2024, any rise in a single family home’s assessed value beyond last year’s figure plus 4 percent is exempt. The house was covered starting in tax year 2024 and the land under it starting in 2025. No application is needed. The cap does not shield new construction or additions, and it resets when a home changes hands, so a buyer pays on full value the year after purchase.
• The 25 percent homeowner exemption. Senate File 69, signed March 4, 2025, exempts a quarter of the market value of a single family home and its improved land, applied to the first $1,000,000 of value. Condominiums, townhouses, and manufactured homes qualify. Beginning with tax year 2026 you must live in the home at least eight months a year and confirm occupancy through the Department of Revenue’s online owner-occupied affidavit.
• The long-term homeowner exemption. Owners who are 65 or older, or whose spouse is, and who have paid Wyoming residential property tax for 25 years or more can exempt half the home’s value instead. This one cannot be stacked with the 25 percent exemption on the same property.

The long-term break changed again in 2026. House Bill 45 of that session, effective July 1, 2026, switched it from 50 percent of assessed value to 50 percent of market value on the first $3,000,000, moved the filing deadline from the fourth Monday in May to March 1, allowed renewal by contacting the assessor before March 1, and repealed the 2027 expiration date. Some county websites still show the old rules.

How a Bill Is Built: 9.5 Percent, Then Mills

Assessors value every parcel as of January 1 through a statewide mass appraisal system and update values each year. Homes, commercial buildings, and farmland are assessed at 9.5 percent of market value, industrial property at 11.5 percent, and mineral production at 100 percent. The assessed value is then multiplied by the mill levy, a mill being one thousandth of assessed value, or $1 per $1,000.

Here is a $350,000 house in Laramie County at the county’s 2025 average of 71.159 mills, from the Department of Revenue’s annual report:

• With no exemption: $33,250 assessed, about $2,366.04
• With the 25 percent homeowner exemption: $24,937.50 assessed, about $1,774.53
• With the long-term homeowner exemption: $16,625 assessed, about $1,183.02

The calculator’s Census ratio of 0.57 percent gives $1,995.00 for that house, between the first two lines, consistent with survey bills taken mostly before 2025.

Minerals Carry the Base, Schools Take Most of It

In 2025, homes made up 29.9 percent of statewide assessed value, oil 25.2 percent, natural gas 8.4 percent, and coal 7.6 percent. That mix makes totals volatile: statewide taxes fell 12.2 percent from 2024 to $1.81 billion, and Sublette County’s fell 54 percent as gas values dropped.

School districts receive 72.2 percent of every property tax dollar, counties 17.2 percent, special districts 8.5 percent, and towns 2.0 percent. State law caps county levies at 12 mills and city levies at 8, while schools must levy 25 mills plus 6 county school mills and 12 mills for the state foundation program. The weighted statewide average came to 69.187 mills in 2025, from 57.924 in Teton County up to 76.014 in Fremont.

County Ratios From Teton and Sublette to Washakie and Weston

Two very different counties share the lightest ratio, 0.44 percent. Teton County holds the state’s priciest homes, with a median value of $1,633,900, and the largest median payment, $7,267, yet the lowest mill levy keeps its ratio low. A $1,500,000 home there works out to $6,600, which is $667 below the county median payment. Sublette is low for another reason: about three quarters of its 2025 property tax came from mineral production. A $400,000 home in Sublette comes to $1,760. Lincoln follows at 0.45 and Niobrara at 0.48.

Washakie and Weston top the list at 0.68 percent, where modest home values meet mill levies near or above the state average (73.729 in Weston, 69.921 in Washakie); a $250,000 Weston home comes to $1,700. Fremont (0.62), Sweetwater (0.61), and Natrona (0.60) come next. In Natrona, home to Casper, a $300,000 house works out to $1,800.00 a year, or $150.00 a month, $155 above the $1,645 county median.

Cheyenne owners can start from Laramie County at 0.57 percent. A $350,000 house there is estimated at $1,995.00 a year, paid as two $997.50 installments, or $166.25 a month in escrow, just $15 above the county median of $1,980. Thirteen counties fall below the 0.57 percent statewide ratio, Campbell, Carbon, and Laramie match it, and seven exceed it.

Thirty Days to Appeal the Assessment Schedule

Every year the assessor mails an assessment schedule showing this year’s and last year’s market value, the 9.5 percent ratio, last year’s tax, an estimate of this year’s, and the amount the 4 percent cap is saving you. Only the market value is really open to challenge.

If the value looks wrong, file a written appeal no later than 30 days after the date on the notice. The county board of equalization hears the case, and sales of comparable homes near January 1 make the most useful evidence. If you disagree with its decision, you have 30 days to take it to the State Board of Equalization.

Refunds, Veterans, and Teton’s Deferral

The Property Tax Refund Program (W.S. 39-3-109) returns up to 75 percent of your bill or half the median residential tax, whichever is less. You qualify if household income is below 145 percent of the county or state median, whichever is greater, and assets other than the home, a car per adult, and retirement accounts stay under $156,900 per adult. You must also have lived in Wyoming for five years. Apply to the Department of Revenue or your county treasurer by the first Monday in June, which is June 7 in 2027.

Qualifying veterans, disabled veterans, and unmarried surviving spouses with three years of Wyoming residency can exempt $6,000 of assessed value, doubled from $3,000 as of 2025. That equals about $63,000 of market value. File with the assessor by the fourth Monday in May, May 24 in 2027, or apply the benefit to vehicle registration fees instead.

Teton County also lets owners 62 or older or disabled, with limited income and ten years of ownership, defer up to half the tax on a principal residence under 40 acres; apply by November 10.

November 10, May 10, and 18 Percent Interest

Treasurers must mail the statement by October 10, and many send it sooner; Park County mails by the end of August. The first half is due November 10 and becomes delinquent November 11. The second half is due May 10. Pay the full year by December 31 and the first half’s interest is waived.

Late balances accrue interest at 18 percent a year. Delinquent taxes are published three times and then offered at the county tax sale.

The November 2026 Initiative and When These Ratios Refresh

A citizen initiative on the November 3, 2026 ballot would exempt half of a primary residence’s value from property tax. Under 2026 HB 45, long-term homeowner claimants could not also take it. Check the result with your assessor before counting on it for 2027.

The county ratios here refresh with the next Census ACS five-year release, which will begin to include 2025 bills.

Sources: Census ACS 2024 five-year tables B25103 (taxes paid by owners) and B25077 (owner home value); Wyoming Department of Revenue Property Tax Division residential and tax relief guidance and 2025 Annual Report; W.S. 39-11-105 as amended by 2024 HB 45, 2025 SF 69, and 2026 HB 45; Park and Uinta County treasurer payment schedules. Confirm your market value with the county assessor and the amount due with the county treasurer.