Property taxes in Wyoming are assessed and collected at the local level — primarily by counties and municipalities — with rates varying significantly depending on where your home is located. The statewide average effective rate for 2025is 0.55%, meaning a homeowner with a $331,400 median-value home typically pays around $1,823 per year in property taxes. For a monthly perspective, that works out to roughly $152/month — a line item that should factor into every home purchase decision in Wyoming.
Wyoming uses a 9.5% assessment ratio for primary residential properties. This means the county assessor sets your home's taxable (assessed) value at 950% of its market value. On a $400,000 home, for example, the taxable assessed value would be $38,000. Mill rates (the nominal tax rate per $1,000 of assessed value) are then applied to this lower figure.
Available Exemptions in Wyoming
Property Tax Relief Program: for qualifying low-income homeowners, refund of up to $1,058/year. No traditional dollar-off homestead exemption. The 9.5% assessment ratio inherently reduces the taxable base.
Senior Citizens Property Tax Refund: for homeowners 65+ with income under $71,000 (2024) — refund of 50% of property taxes paid above a floor. Maximum refund $1,500.
Veterans Exemption: $3,000 off assessed value (~$31,579 market value equivalent at 9.5% ratio). 100% disabled veterans: additional exemptions may bring full relief.
What Makes Wyoming's Property Tax System Unique
Wyoming has no state income tax and very low property taxes. The 9.5% residential assessment ratio is one of the lowest in the US. Teton County (Jackson Hole) has extremely high home values but still modest effective rates. Wyoming's mineral extraction industry contributes significantly to state revenue, reducing reliance on property taxes.
When Are Wyoming Property Taxes Due?
Wyoming property taxes are paid on a annual basis. Due dates: November 10 (first half) and May 10 (second half). Missing a due date typically results in penalty interest (often 1–2% per month) and eventually tax liens, so it is important to calendar these dates well in advance — especially if you have a mortgage and your lender handles property tax through escrow (in which case they pay on your behalf from your escrow account).
How to Appeal Your Property Tax Assessment in Wyoming
If you believe your property has been over-assessed — which is surprisingly common, especially after rapid market changes — you have the right to appeal. File with your county Board of Equalization by July 15. Further appeals go to the State Board of Equalization.
To build a strong appeal, gather comparable sales (homes similar in size, age, and condition that sold recently for less than your assessed value), photos documenting property defects, and any independent appraisals you have. Many homeowners who appeal see their assessments reduced — and some jurisdictions allow free informal hearings before a formal appeal is required.
Property Tax Rates by Major Wyoming Cities
Within Wyoming, effective property tax rates vary significantly by city and county. Here are the major areas and what to expect:
- Cheyenne— rates in this area may differ from the 0.55% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Casper— rates in this area may differ from the 0.55% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Laramie— rates in this area may differ from the 0.55% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Gillette— rates in this area may differ from the 0.55% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
- Rock Springs— rates in this area may differ from the 0.55% statewide average. Use the calculator above with your specific assessed value for a more accurate estimate.
Note: County rates within Wyoming can range from well below to well above the statewide average. Always verify the current mill rate with your county assessor's office.
Pro Tips for Wyoming Property Owners
- Apply for every exemption you qualify for — many homeowners leave money on the table by not filing for the homestead or senior exemption. Applications are typically annual or one-time, and deadlines are firm.
- Review your assessment notice every year. If the county's estimate of your home's market value seems too high relative to what similar homes are actually selling for, appeal it. Even a 10% reduction on a $400,000 assessment saves $400–$700/year at typical Wyoming rates.
- If you have a mortgage, confirm with your lender whether property taxes are paid via an escrow account. If so, ensure your escrow balance is adequate — under-funded escrow leads to an escrow shortage and a sudden increase in your monthly mortgage payment.
- Pay early if your state offers discounts. Some states (like Florida) give 1–4% discounts for early payment. On a $5,000 tax bill, a 4% early-payment discount saves $200 — for essentially zero work.
- Property taxes are generally deductible on your federal income tax return as part of the SALT deduction (state and local taxes), subject to the $10,000 cap introduced by the Tax Cuts and Jobs Act. For high-tax states, this cap is often a binding constraint.