Wyoming Property Tax Calculator

How this calculator works

Wyoming property tax is governed by the uniformity clause of the state constitution (Wyo. Const. Art. 15 § 11) and by the assessment-and-collection chapter of the statutes (Wyo. Stat. § 39-13-101 et seq.). Three structural features distinguish Wyoming from most other Western states: three statutory assessment ratios under § 39-13-103(b), statutory mill levy caps under § 39-15-101, and a brand-new (2024) Long-Term Homeowner Exemption under § 39-13-103(b)(xi).

The math follows the standard ratio-and-mill-levy structure:

• market value × statutory ratio = assessed value (§ 39-13-103(b))
• assessed value − exemption = taxable value
• taxable value × (total mill levy ÷ 1,000) = annual property tax
• tax paid − Senior PTAP refund = net annual tax (§ 39-13-105)

Everything else is selecting the correct classification ratio, applying the right exemption, and — for qualifying seniors and veterans — filing the refund.

Three assessment ratios under § 39-13-103(b)

Wyoming's constitution requires uniform assessment within each class of property (Art. 15 § 11) but explicitly authorizes the Legislature to set different ratios across classes. The Legislature has set three:

| Class | Ratio | Statute | Examples | | --- | --- | --- | --- | | Residential and all-other | 9.5% | § 39-13-103(b)(i)(D) | Single-family homes, condos, vacant residential land, commercial real estate | | Industrial | 11.5% | § 39-13-103(b)(i)(C) | Railroads, pipelines, utilities, industrial manufacturing | | Minerals / mine products | 100% | § 39-13-103(b)(i)(A) | Oil, gas, coal, trona, uranium, bentonite (gross product) |

The 100% mineral ratio is the structural reason Wyoming can fund state and local government without a state income tax. Minerals carry the bulk of Wyoming's ad valorem and severance-tax revenue, leaving residential property at a comparatively favorable 9.5% ratio. Among states with statutory residential ratios, only Colorado's (~6.4% before the Gallagher Amendment repeal) was lower.

The Long-Term Homeowner Exemption — new for 2024

The Long-Term Homeowner Exemption under § 39-13-103(b)(xi) is one of the largest single-statute property-tax benefits in any U.S. state. It excludes 50% of assessed value from taxation on the primary residence of an owner who has paid Wyoming property tax on a Wyoming residence for 25 years or more.

The exemption was enacted by the Wyoming Legislature in 2024 and applies starting with the 2024 tax year. It is structured differently from senior-relief programs in neighboring states:

• No income test. A 50-year-old with $300,000 of household income qualifies on identical terms to a 70-year-old retiree.
• No age test. Only the 25-year tenure matters.
• No asset test.
• Attaches to the owner, not the parcel. A qualifying owner who moves to a new Wyoming primary residence can carry the eligibility forward by re-applying.

Apply with the county assessor before the certification deadline (typically late spring; county-specific). Provide documentation of 25+ years of Wyoming property-tax payment on a Wyoming residence — typically prior tax bills, deed records, or a notarized affidavit. Application mechanics are still stabilizing across counties as this is a new program; contact the assessor's office for the current local procedure.

Total mill levies and the § 39-15-101 caps

Wyoming's mill levy structure is capped by statute and the constitution:

• County levy: capped at 12 mills under § 39-15-101 and Art. 15 § 5
• State levy: capped at 6 mills under Art. 15 § 4 (mostly for school foundation)
• School district levy: ~25 mills mandatory plus recapture under § 21-13-309
• Municipal levy: up to 8 mills for cities and towns
• Special-district levies: fire, hospital, conservation, water, etc.

Typical 2024–2025 total mill levies for residential property:

| County | Total mills | $400K home tax (no exemption) | | --- | --- | --- | | Teton (Jackson) | 60 | $2,280 | | Campbell (Gillette) | 64 | $2,432 | | Park (Cody) | 64 | $2,432 | | Sheridan | 65 | $2,470 | | Sweetwater (Rock Springs) | 67 | $2,546 | | Fremont (Lander/Riverton) | 67 | $2,546 | | Natrona (Casper) | 68 | $2,584 | | Laramie (Cheyenne) | 70 | $2,660 | | Albany (Laramie) | 73 | $2,774 | | Rural / other (typical) | 65 | $2,470 |

Combined with the 9.5% residential ratio, these produce effective property-tax rates of roughly 0.57%–0.69% of market value — among the lowest residential effective rates in the United States. Pull the binding certified total mill levy from the county assessor's annual certification; the calculator's figures are representative.

The Senior and Veterans PTAP refund — § 39-13-105

The Senior and Veterans Property Tax Assistance Program under § 39-13-105 is a refund rather than a direct reduction. The owner pays the full property tax bill in the normal cycle (typically due November 10), then files for a refund with the Wyoming Department of Revenue the following calendar year.

The refund is up to 50% of the property tax paid on the primary residence, capped at a statutory dollar maximum (currently $1,200). To qualify, the owner must be:

• Age 65 or older OR a veteran (the program covers both populations)
• On a primary residence
• With household income at or below the program cap — the 2026 single-applicant figure modeled here is $33,000 (the joint-applicant figure is higher; refresh annually with Department of Revenue published guidance)

The PTAP stacks with the Long-Term Homeowner Exemption. A qualifying senior long-term homeowner gets both: the 50% exemption reduces the bill, and the PTAP refunds up to 50% of what remains (capped at $1,200).

The broader Wyoming Property Tax Refund Program (not modeled in this calculator) extends similar refund-based relief to lower-income homeowners regardless of age, with household composition and asset tests. Contact the Department of Revenue for that program's application.

A worked example — $400,000 Cheyenne home, age 45

A $400,000 home in Cheyenne (Laramie County). Owner is 45, not a veteran, household income $90,000, has owned in Wyoming for 5 years. Laramie's total mill levy is 70 mills.

• Market value: $400,000
• Assessed value: $400,000 × 9.5% = $38,000 (§ 39-13-103(b)(i)(D))
• Long-Term Homeowner Exemption: not applicable (only 5 years of Wyoming ownership)
• Senior/Veterans PTAP: not applicable (under 65, not a veteran)
• Taxable value: $38,000
• Annual tax: $38,000 × 70 ÷ 1,000 = $2,660
• Effective rate: 0.665% of market value

A typical Wyoming residential bill on a typical Wyoming home in the state's largest county. Already among the lowest effective rates in the country before any exemption — Wyoming's 9.5% ratio is doing the work.

A worked example — same home, 30-year owner

Same $400,000 Cheyenne home. Owner has lived in Wyoming for 30 years, has paid property tax continuously on Wyoming residences. Age, income, and veteran status do not matter for this exemption.

• Market value: $400,000
• Assessed value: $38,000
• § 39-13-103(b)(xi) Long-Term Homeowner Exemption: $38,000 × 50% = $19,000
• Taxable value: $38,000 − $19,000 = $19,000
• Annual tax: $19,000 × 70 ÷ 1,000 = $1,330
• Effective rate: 0.33% of market value — half the non-exempt rate

The Long-Term Homeowner Exemption cuts the bill exactly in half. The $1,330 effective rate of 0.33% is lower than residential rates in any other U.S. state. Combined with no state income tax, Wyoming becomes one of the most tax-favorable jurisdictions for established residents — and this benefit is available to anyone who has lived in Wyoming long enough, regardless of age or income.

A worked example — senior long-term homeowner

Same $400,000 Cheyenne home. Owner is 70, household income $20,000, has owned in Wyoming for 30 years. Qualifies for both the Long-Term Homeowner Exemption AND the Senior PTAP refund.

• Assessed value: $38,000
• Long-Term Homeowner Exemption: $19,000
• Taxable value: $19,000
• Annual tax: $19,000 × 0.070 = $1,330
• § 39-13-105 Senior PTAP refund: min($1,200, $1,330 × 50%) = min($1,200, $665) = $665
• Net annual tax: $1,330 − $665 = $665
• Effective rate: 0.17% of market value

The benefits stack. The Long-Term Homeowner Exemption produces an immediate 50% reduction at bill time. The PTAP refund returns 50% of what's left, capped at $1,200. For this senior long-term owner, the effective rate on a $400,000 home is just 0.17% — roughly one-fifth of the national median residential effective rate.

A worked example — Jackson Hole resort home

A $2,000,000 home in Jackson (Teton County). Owner is 45, household income $250,000, has owned in Wyoming for 5 years. Teton's total mill levy is 60 mills — lowest among large counties because the high property values support the mandatory school levy without much recapture.

• Market value: $2,000,000
• Assessed value: $2,000,000 × 9.5% = $190,000
• No exemption applies (under 25 years; over 65 age cutoff; income above PTAP cap)
• Taxable value: $190,000
• Annual tax: $190,000 × 60 ÷ 1,000 = $11,400
• Effective rate: 0.57% of market value

A $2M Jackson Hole home pays roughly the same effective rate as a $400K Cheyenne home — both around 0.5%–0.7%. This is what Wyoming's flat 9.5% residential ratio produces: no progressive rate structure, no homestead carve-out, no Save Our Homes appraisal cap. Just market value × ratio × mill levy.

A 30-year Wyoming owner of the same home pays half: $5,700. The 25-year exemption is the single biggest available property-tax planning move for high-value Wyoming homeowners.

A worked example — veteran senior, modest home in Casper

A $200,000 home in Casper (Natrona County). Owner is 70, a veteran, household income $15,000, has owned in Wyoming for 8 years. Natrona's mill levy is 68 mills.

• Market value: $200,000
• Assessed value: $200,000 × 9.5% = $19,000
• Long-Term Homeowner Exemption: not applicable (only 8 years)
• Taxable value: $19,000
• Annual tax: $19,000 × 0.068 = $1,292
• § 39-13-105 Senior/Veterans PTAP refund: min($1,200, $1,292 × 50%) = min($1,200, $646) = $646
• Net annual tax: $1,292 − $646 = $646

The PTAP refund halves the bill for this senior veteran. Note that the program is "Senior AND Veterans" — veterans qualify regardless of age, so a 40-year-old veteran with the same modest home and income would qualify on identical terms.

How Wyoming compares to neighboring states

Effective property-tax rates on residential primary residences across the Rocky Mountain West:

| State | Effective rate | Structure | | --- | --- | --- | | Wyoming | ~0.57%–0.69% (0.28%–0.35% w/ 25-year exemption) | 9.5% ratio, ~65 mills, 50% Long-Term Homeowner Exemption | | Colorado | ~0.55% | ~6.4% ratio post-Gallagher, senior homestead at age 65+ with 10-year tenure | | Montana | ~0.83% | 1.35% ratio (very low) + very high mill levies | | Idaho | ~0.65% | Hybrid ratio + homestead deduction | | Utah | ~0.55% | Primary-residence 45% reduction | | South Dakota | ~1.10% | 100% ratio (no state income tax like Wyoming) | | North Dakota | ~0.95% | Various local-option exemptions |

Wyoming's effective rates are competitive with Colorado's without Colorado's recent post-Gallagher rate volatility, and substantially below Montana's and South Dakota's. The Long-Term Homeowner Exemption is structurally more generous than the senior homestead programs in any neighboring state: 50% off with no income test and no age requirement, just tenure.

The mineral-funded structure works in Wyoming's favor for residential owners in good mineral-revenue years but produces structural budget shortfalls in low-price cycles (2015–2016, 2020). The 2024 Long-Term Homeowner Exemption was enacted in part as a legislative response to mid-decade appreciation pressures — particularly the post-2020 Jackson Hole boom — that had pushed long-tenured rural and small-town Wyoming residents toward affordability concerns despite the favorable assessment ratio.

Common errors to avoid

• Confusing the Long-Term Homeowner Exemption with the Senior PTAP. The exemption (§ 39-13-103(b)(xi)) has no income test, no age test, no asset test — only 25 years of tenure. The PTAP refund (§ 39-13-105) has all three. Many qualifying long-term owners don't apply for the exemption because they assume an income test exists.
• Treating the PTAP as a direct credit. The PTAP is a refund: pay the full tax bill in November, then file with the Department of Revenue the following spring for the refund. Plan cash flow accordingly.
• Missing the 25-year tenure documentation. The Long-Term Homeowner Exemption requires documentation of 25+ years of Wyoming property-tax payment on a Wyoming residence. Owners who lost paperwork during prior moves should start gathering documentation early — county assessors have been working through tenure-proof issues since the 2024 launch.
• Applying the residential ratio to industrial or mineral property. A mixed-use parcel with a residence on minerals-bearing land is assessed in two pieces: the residential acreage and improvements at 9.5%, the underlying mineral interest at 100% (when in production).
• Forgetting that the exemption transfers but not automatically. A qualifying owner who moves to a new Wyoming primary residence must re-apply with the new county's assessor. The eligibility transfers; the paperwork does not move automatically.
• Assuming the mill levy is fixed. Wyoming mill levies are reset annually by each taxing authority and certified by the county assessor. The figures in this calculator are 2024–2025 averages; the binding figure for the current tax year is the assessor's certification.

Tools, not advice. Confirm the binding county mill levy with the county assessor and confirm exemption eligibility (Long-Term Homeowner 25-year tenure; Senior PTAP age and income) on the applicable Department of Revenue form before relying on any result for planning purposes.