Wyoming Property Tax Calculator (Assessed Value & Millage Rates)

At an average effective rate of 0.57%, Wyoming ranks #37 among the 50 states, putting it among the lower tier of effective property tax rates in the country. That is noticeably below the national average of roughly 1.0%, based on the average effective rate across all 50 states. Compared with the rest of the West, which averages roughly 0.71%, Wyoming lands well below its neighbors.

Wyoming is one of the handful of states that levies no state income tax, and property tax revenue picks up more of the slack for funding schools, county services, and municipal budgets as a result. That is a tradeoff worth weighing alongside the sticker rate.

Assessments are handled at the county level in Wyoming, where local appraisers periodically revalue residential and commercial parcels and apply the applicable millage rates; homestead exemptions and formal appeals remain the main levers available to individual owners looking to manage the bill, alongside any local bond measures voters approve along the way.

Wyoming's property tax base is dominated by mineral production, which carries much of the burden residential owners shoulder elsewhere, and homes are assessed at a fraction of fair market value set by the legislature rather than at full value. There is no state income tax, and residential relief programs have expanded in recent years.

None of that detail is asked for here. This calculator works one level up, applying Wyoming's average effective property tax rate of 0.57% to the value you enter. That rate is the ratio of property taxes actually paid to home value across the state, so the assessment ratios, caps, and exemptions described above are already baked into it.

Two of the five steps below are what the engine performs. Steps 3 and 4 are the calculation; steps 1, 2 and 5 describe the county process the effective rate is an average of, and no input on this page collects any of it:

1. Start from fair market value. County assessors value property annually as of January 1.
2. Apply the assessment ratio and relief. The statutory residential ratio produces assessed value, and the property tax refund and veteran exemption programs reduce what qualifying owners actually pay.
3. Multiply by the effective rate. At 0.57%, a $400,000 home in Wyoming comes to $2,280 a year before any exemption you enter above.
4. Divide by twelve for escrow. That same home works out to $190.00 a month set aside in a mortgage escrow account.
5. Compare it against your own bill. Mineral valuation swings move Wyoming mill levies from year to year in ways that have nothing to do with the housing market. Your county's number is the one that governs; this figure tells you whether it is roughly where a Wyoming home of that value ought to land.

Using this calculator's baseline inputs: a $400,000 home in Wyoming, taxed at the state's 0.57% average effective rate (rank #37 of 50 states).

1. Start with the assessed value. The home is assessed at its full $400,000.00 market value, with no homestead exemption applied in this baseline scenario.
2. Apply the effective rate. $400,000.00 × 0.57% = $2,280.00 in annual property tax, Wyoming's statewide average effective rate.
3. Convert to a monthly escrow. Lenders typically collect property tax in twelve equal installments alongside principal and interest: $2,280.00 ÷ 12 = $190.00 per month.
4. Project a five-year hold. At a flat rate, five years of ownership totals $2,280.00 × 5 = $11,400.00, before any reassessment, exemption change, or millage increase.

At 0.57%, Wyoming carries a lighter-than-average property tax burden nationally, ranking #37 of 50 states, though actual bills still vary by county and municipality.

The marginal cost of the next $10,000 of value. Moving the entered value from $400,000 to $410,000 moves the annual bill from $2,280.00 to $2,337.00. Every additional $10,000 of Wyoming value costs $57.00 a year, or $4.75 a month in escrow, and it costs exactly that at every point in the sweep because the engine applies one rate to the whole value with no bands, no floor and no cap.

The sweep, end to end. The twelve-row table walks the entered value in sixths, from one sixth to twice it. At the first row, $66,666.67 of value, the bill is $380.00. At row six, the $400,000 default, it is $2,280.00. At row twelve, $800,000, it is $4,560.00, or $380.00 a month. Doubling the value doubles the tax to the cent, which is the clearest possible statement of what this calculator is: an effective-rate multiplication, not a millage computation.

The reverse question. A buyer with a fixed monthly escrow budget can read the sweep backwards. $190.00 a month supports a $400,000 assessment at 0.57%; $380.00 a month supports $800,000. To pay no more than $2,850.00 a year, the value has to stay at or under $500,000, which the engine confirms directly: $500,000 returns $2,850.00.

Right method against wrong method, priced. Enter a $25,000 homestead exemption and the headline falls from $2,280.00 to $2,137.50, a saving of $142.50. Now read the schedule underneath it: row six still shows $2,280.00. That is not a display bug, it is what the code does. The exemption is subtracted from the value before the headline is computed, but the twelve-row sweep is built from the entered value with the exemption never applied, so every row of the table is the no-exemption figure. Sizing a purchase off the table while quoting the headline double-counts nothing and single-counts wrongly: at a $50,000 exemption the headline is $1,995.00 and the gap to the table widens to $285.00.

What the effective rate is a ratio of, and what it is not. The 0.57% figure is total Wyoming property tax actually paid divided by market value, taken across the state. It is not a millage rate and it is not a rate to apply to a locally assessed figure. Wyoming assesses residential property at a statutory fraction of fair market value, and entering that assessed figure rather than market value collapses the answer: $38,000 returns $216.60 against the $2,280.00 a $400,000 market value returns.

The one number on this page that carries no arithmetic. The national rank of 37th is read straight out of the same table as the rate and is not computed from the value entered. It does not move anywhere in the sweep, and it will read the same at $66,666.67 of value as at $800,000.

• The homestead exemption is applied to the headline only. The twelve-row schedule is built from the entered value with no exemption subtracted, so at a $25,000 exemption the table reads $2,280.00 at the default row while the headline reads $2,137.50.
• There is no threshold anywhere in this calculation. No band, no cliff, no cap and no phase-out exists in the code path, so no value in the sweep produces a step change in the rate.
• Specific hyper-local county and municipal millage district variations within Wyoming.
• Special assessment or improvement district charges. Some Wyoming municipalities and counties levy additional assessments on benefiting parcels for street, drainage, or sewer improvements on top of the base county and school millage; the specific list of districts varies by jurisdiction.
• Commercial vs residential assessment classification differentials.
• Property tax appeal reductions or localized board of equalization adjustments.

• Confusing Market Fair Value with Assessed Basis: Some jurisdictions assess property at fractional ratios rather than 100% of market value.
• Failing to File Homestead Paperwork: Homestead exemptions are rarely automatic; homeowners must file timely paperwork with the county appraisal district.
• Underestimating Post-Sale Supplemental Assessments: Purchasing a newly constructed or reassessed property often triggers catch-up supplemental tax bills.
• Ignoring Property Tax Appeal Windows: Missing the annual 30-to-60 day statutory protest window forfeits the right to challenge over-assessed property values for that tax year.

• U.S. Census Bureau: American Community Survey (ACS) Real Estate Assessment Benchmark Data. census.gov/programs-surveys/acs
• Wyoming Department of Revenue, Property Tax Division: Assessment Ratio Manuals. revenue.wyo.gov