What actually sets Wyoming apart
Wyoming levies no individual income tax and funds much of its government from mineral extraction, which keeps residential property tax comparatively light. It is also the state where the rules have moved most in recent years, so a figure you read a year ago may no longer be current.
Property taxes in Wyoming at a glance
- Average effective tax rate: 0.58% of home value per year
- Median home value: $285,100
- Estimated tax on a median-value home: $1,659 per year (about $138 per month)
- Rank by tax rate: 37th of 50, highest first
- Rank by amount actually paid: 40th of 50, highest first
- Where these figures come from: U.S. Census Bureau, American Community Survey 5-year estimates, for the Wyoming statewide averages shown above — ACS 2019-2023 5-year estimates, last reviewed September 2026.
Rate and bill agree in Wyoming
Wyoming sits 37th of the fifty by tax rate and 40th by the amount a median-value owner actually pays. That agreement is less common than it sounds: 19 of the 50 states move ten places or more between the two rankings, because home values vary far more widely than rates do. In Wyoming the 0.58% headline is a fair summary rather than a figure that needs correcting.
How Wyoming works out what you owe
Residential property is assessed at a statutory percentage of fair market value, well below full value, and mills are applied to that assessed figure.
Recent legislation has added both a limit on how fast residential assessed value can rise and an exemption for owner-occupied primary residences. Both have been amended repeatedly in the last few sessions, so confirm the figure in force for the current tax year with the county assessor.
Exemptions Wyoming homeowners should claim
Each of these reduces a Wyoming bill every year you hold the property, and almost none are granted without a claim:
- Owner-occupied primary residence exemption: Exempts a share of the assessed value of a primary residence. Eligibility generally requires occupying the home for a minimum part of the year, and the amounts have changed between sessions.
- Property tax refund and veterans exemption: An income-tested refund programme administered by the state, plus a standing exemption of assessed value for qualifying veterans.
Where you buy inside Wyoming changes the bill
A statewide average hides its extremes. Where they show up in Wyoming:
- Teton County: Jackson, with by far the highest values in the state and a very large share of second homes that do not qualify for the primary residence exemption
- Laramie County: Cheyenne, the largest population centre and the most active resale market
- Natrona County: Casper, where values track the energy sector more closely than the wider housing market
Wyoming and its neighbours
The same $285,100 — the Wyoming median — taxed at each neighbouring state's average rate:
- Montana at 0.75%: about $2,138 a year, roughly $479 more than the $1,659 a Wyoming owner would pay on the same value.
- South Dakota at 1.09%: about $3,108 a year, roughly $1,449 more than the $1,659 a Wyoming owner would pay on the same value.
- Nebraska at 1.5%: about $4,277 a year, roughly $2,618 more than the $1,659 a Wyoming owner would pay on the same value.
- Colorado at 0.49%: about $1,397 a year, roughly $262 less than the $1,659 a Wyoming owner would pay on the same value.
- Utah at 0.53%: about $1,511 a year, roughly $148 less than the $1,659 a Wyoming owner would pay on the same value.
- Idaho at 0.53%: about $1,511 a year, roughly $148 less than the $1,659 a Wyoming owner would pay on the same value.
Appealing a Wyoming assessment
If the assessed value on your Wyoming home overstates what it is worth, the route is an appeal to the county Board of Equalization, then the State Board of Equalization. The window is within 30 days of the assessment schedule mailed in the spring, and it is strict — missing it means waiting a full cycle.
Frequently asked questions
When are Wyoming property taxes due, and when must exemption claims be filed?
Bills are issued in September. The first half is due 10 November and the second half 10 May. Applications go to the county assessor early in the year, and the refund programme is claimed with the state, generally by early summer.
Does this calculator use my exact Wyoming county tax rate?
No — it applies the Wyoming statewide average of 0.58%. Rates are set locally, and the spread inside Wyoming is wide enough to matter: on a $285,100 home, $1,156 a year separates Wyoming from an averagely taxed state before any county variation is counted. Check the parcel's own rate with its Wyoming county before relying on this figure.
Reference sources
Related calculators
How this estimate is built
Principal and interest come from the standard amortization formula, worked through in full on the formula reference page. Property tax, insurance, PMI and loan-program figures layer on top from published assumptions — each one sourced, dated and listed on the methodology page. Every result here is an estimate built from public data, not a quote: confirm the specifics with a lender before relying on it.
For developers
This calculation is also available as a REST API and through an MCP server, both running the same engine as this page — so the figures match by construction rather than by convention. No key required.