Calculate your property tax for WY. Enter your home value, apply exemptions, and see your estimated annual tax.
Wyoming's effective property tax rates are low, commonly 0.5% to 0.7% of market value. The state has no income tax, and residential property is assessed at a low ratio while a homestead exemption for seniors and a veterans' exemption provide relief. Wyoming also caps the annual growth of assessed value for owner-occupied homes. This guide explains the calculation and relief; the calculator below estimates your bill.
Wyoming values property at market value, then applies a residential assessment ratio (commonly about 9.5% of market value for homes) to reach the assessed value; your tax is the assessed value times the combined rate (mills per $1,000) of the county, city, school district, and special districts. Because the residential ratio is very low, the effective rate on market value stays small.
Wyoming's low residential assessment ratio (about 9.5% of market value for homes) is the main reason bills are small. On top of that, the state limits the annual increase in assessed value for owner-occupied residential property (commonly to a set percentage, e.g. about 4% per year) — a mild growth cap that protects long-term owners from rapid assessment jumps.
Wyoming's Homestead Exemption exempts a set amount (commonly around $1,000–$2,000 of assessed value, with the exact figure set by the state) of a primary residence's value for owners 65+ or disabled with income under a limit. It is claimed with the county and is a modest but automatic break for qualifying owners; the low ratio does most of the work.
Wyoming grants a disabled veterans' exemption (a full exemption of the home's assessed value for a 100% service-connected-disabled veteran, with partial relief for lower ratings) and exemptions for surviving spouses. There is also a blind exemption. These are claimed with the county assessor.
Wyoming's restraint comes from the low residential assessment ratio (about 9.5%) and a mild cap on annual assessed-value growth for owner-occupied homes, not a strict Prop 13-style freeze. There is no full assessment cap, but the combination keeps bills low. The homestead exemption adds a small extra break for seniors.
The figures below draw on our county datasets where available; rates differ by jurisdiction, so use your specific locality's rate in the calculator.
Wyoming rates vary by county and by city, school, and special districts; enter your combined rate in the calculator below.
Wyoming taxes are generally paid annually in two installments by the county on the combined mill rate, with penalty on late payment and a tax sale after prolonged delinquency. The homestead exemption is claimed with the county; the veterans' exemption with the county. The low residential ratio keeps the bill small.
To lower your Wyoming bill: (1) confirm the low residential ratio (~9.5%) and the mild value cap for owner-occupied homes are applied; (2) if 65+/disabled with income under the limit, claim the homestead exemption with the county; (3) claim the disabled-veterans' exemption (full for 100%); (4) because the state has no income tax, watch local mill rates — county and school levies drive the bill; (5) verify the ratio and value cap yearly and appeal only if the market value looks clearly high.
In practice, a Wyoming bill is the assessed value (100% of market, 'fair market value') times the combined county/city/school rate, minus the veterans' exemption and the disabled veterans' exemption. Wyoming has no state income tax and no corporate income tax, and mineral revenue keeps residential rates low. Read the assessment notice (commonly by the county board deadline) and grieve the market value if comparable sales are lower.
If you are buying in Wyoming, claim any veterans' exemption and the disabled veterans' exemption after closing. Wyoming's mineral revenue keeps residential rates low and there is no state income tax; compare county and school rates. Grieve the market value if comparable sales are lower. The low baseline means tax is rarely the deciding factor, but verify exemptions are active.
To appeal in Wyoming, file by the county board of equalization deadline. (1) Compare the market value to recent sales. (2) File with the board. (3) Appeal to the state Board of Equalization if needed. (4) Confirm any veterans' exemption. Assessment is at 100% of market.
Wyoming's reform debate is shaped by mineral revenue (which keeps residential rates low) and the veterans' exemptions; proposals periodically adjust exemption amounts. Because there is no state income tax, property tax is a key local lever, but the resource wealth suppresses rates. Watch the Legislature and county boards for exemption changes.
100% market value — Wyoming values at full market. Veterans' exemption — a set-dollar removal. Disabled veterans' exemption — a larger removal. Board of equalization — the local appeal body. No state income tax — mineral revenue keeps residential rates low.
Two $350,000 homes at 100% assessment with a 0.6% effective rate. Homeowner A owes about $2,100. Homeowner B, a qualifying veteran, claims the veterans' exemption, potentially cutting the net toward $1,600–$1,900. The example shows mineral revenue keeps Wyoming rates low despite no income tax.
Wyoming homeowners with a mortgage pay via escrow; the lender remits the installments. Mineral revenue keeps rates low, so the escrow is modest. Claim any veterans' exemption and tell the lender. Buyers should compare county/school rates; the no-income-tax structure means the property tax is a key local charge but the base is small.
Wyoming owners should confirm the low residential ratio (~9.5%) and the mild assessed-value growth cap for owner-occupied homes are applied — together they keep bills low and stable. If you are 65+ or disabled with income under the limit, claim the homestead exemption with the county. A 100% service-connected-disabled veteran should file the full exemption. Because the residential ratio does most of the work, the main remaining step is watching local mill rates: Wyoming has no income tax, so county and school levies drive the bill — follow those votes. Verify the ratio and value cap each year, and appeal with comparable sales only if the market value looks clearly high. Because the state has no income tax, the low residential ratio is the structural reason your bill stays small regardless of market swings, so the cap is a backstop rather than the main lever.
What is Wyoming's residential assessment ratio? Residential property is assessed at a low ratio (about 9.5% of market value); the rate is applied to that assessed value.
Does Wyoming cap assessment growth? Yes, for owner-occupied residential property, the annual increase in assessed value is limited (mild cap), protecting long-term owners.
What is Wyoming's homestead exemption? For owners 65+/disabled with income under a limit, it exempts a set amount of a primary residence's value; claim with the county.
What veterans' relief exists in Wyoming? A disabled veterans' exemption (full for 100%), plus surviving-spouse and blind exemptions.
How do I appeal my Wyoming assessment? File with the county board of equalization in the spring, then to the Wyoming State Board of Equalization.
Enter your home value, select your state, and see your estimated annual property tax.