Vermont Property Taxes
The state of Vermont is one of the few states in which the state itself levies a property tax in addition to those the local government does. The state’s “education tax” supports schools (as do local school district taxes in most other states) and is the largest single source of property taxes in Vermont.
That statewide education tax is one reason the Green Mountain State has some of the highest property tax rates in the country. The 1.73% average effective rate in Vermont ranks as the fifth-highest in the country.
Are you interested in buying a home in the Green Mountain State? If so, check out our Vermont mortgage guide to learn about how to get a mortgage in Vermont and what rates currently are in the state.
A financial advisor can help you understand how homeownership fits into your overall financial goals. SmartAsset’s free tool matches you with up to three vetted financial advisors who serve your area, and you can interview your advisor matches at no cost to decide which one is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
How the Vermont Property Tax Works
There are two types of property taxes in Vermont: local property taxes and the state education tax rate. Local property tax rates are determined by municipalities and are applied to a home’s assessed value. The assessed value is determined by local assessors, who are called listers in Vermont.
The state requires a city or town to conduct a reappraisal if the assessed values in an area fall below 80% of the market value. Otherwise there are no strict regulations on when listers need to reappraise property; it varies from one town to the next.
The education tax paid by homeowners depends on a variety of factors, including the per-pupil spending in their local schools, the type of property (residential homestead or other) and the state-determined common level of appraisal (CLA).
The state government determines the CLA for each tax district. It represents the overall level of appraised values compared to actual market values. A city with a high common level of appraisal has generally over-appraised property and therefore should pay a lower rate. This ensures that everyone pays a fair share of the education tax.
Vermont Property Tax Rates
In Vermont, rates on residential, owner-occupied property are generally lower than those on other types of property. The homestead tax rate is set each year and adjusted based on the CLA (described above) and the spending per pupil. Except in areas with a very high level of spending per pupil, the homestead rate will be lower than the general rate.
The table below shows the average effective tax rate in every Vermont county, as well as their median home values and median annual property tax payments. Average effective tax rate is a good way to compare taxes across areas. It is calculated as the annual taxes paid by a typical homeowner as a percentage of home value.
| County | Median Home Value | Median Annual Property Tax Payment | Average Effective Property Tax Rate |
|---|---|---|---|
| Addison | $257,100 | $4,778 | 1.86% |
| Bennington | $210,600 | $3,979 | 1.89% |
| Caledonia | $172,700 | $3,499 | 2.03% |
| Chittenden | $314,200 | $6,376 | 2.03% |
| Essex | $137,600 | $2,580 | 1.88% |
| Franklin | $219,200 | $3,747 | 1.71% |
| Grand Isle | $287,200 | $4,721 | 1.64% |
| Lamoille | $228,200 | $4,267 | 1.87% |
| Orange | $196,900 | $3,926 | 1.99% |
| Orleans | $169,400 | $3,083 | 1.82% |
| Rutland | $174,800 | $3,721 | 2.13% |
| Washington | $230,400 | $4,724 | 2.05% |
| Windham | $217,600 | $4,476 | 2.06% |
| Windsor | $219,500 | $4,668 | 2.13% |
Looking to calculate your potential monthly mortgage payment? Check out our mortgage payment calculator.
Chittenden County
Vermont’s Chittenden County is situated on the eastern shores of Lake Champlain and contains the city of Burlington. It has among the highest property taxes in the state. The median annual property tax homeowners in Chittenden County pay is $6,376, highest in the state and more than double the national average.
In the city of Burlington, the total municipal tax rate is 0.7082, and that applies to assessed value. The common level of appraisal is 77.65%, which means assessed values are about 78% of true market values. For that reason, the total homestead education tax rate is higher in Burlington than in much of the state, at about 2.0576.
Rutland County
Rutland County is located in western Vermont, stretching from the southern tip of Lake Champlain east to the city of Killington. On average, property tax rates in Rutland County are among the highest in the state. Rutland County’s average effective property tax rate is 2.13%. Compare this to the 1.73% state average and the 0.99% national average.
Washington County
This central Vermont county has property taxes a bit higher than the state average. The median annual property tax paid by homeowners in Washington County is $4,724, third-highest in the state. In Montpelier, the state capital and largest city in the county, rates are also quite high. The average effective property tax rate in Washington County is 2.05%.
Windsor County
With a population of over 58,000, Windsor County is the fourth-most populous county in Vermont. It also has some of the highest property taxes. The average effective property tax rate in Windsor County is 2.13%, highest in the state. At that rate, annual taxes on a home worth $200,000 would be $4,260.
Franklin County
If you’re looking for low property taxes in Vermont, Franklin County is one of your best bets. The county’s average effective property tax rate is 1.71%, good for second-lowest in the state. In St. Albans, the largest city in the county, the total municipal rate is about 2.6265%.
Windham County
Windham County is located between the Green Mountains and the Connecticut River in southern Vermont. Homeowners in Windham County pay a median property tax of $4,476. The average effective property tax rate in Windham county is 2.06%, which is the second-highest rate in Vermont.
Bennington County
Much of Bennington County is rural, as it's covered by Green Mountain National Forest and is mostly untouched by civilization. In the portions that are inhabited, though, property taxes are a key source of revenue to support schools and basic functions of local government.
The county’s average effective tax rate of 1.89%. That's fairly low compared to some other counties, but is still considerably higher than the 0.99% national average.
Addison County
Addison County is located between Chittenden and Rutland Counties in western Vermont. The largest town is Middlebury, home of Middlebury College. The median annual property tax payment in Addison County is $4,778. The average effective tax rate here is 1.86%.
Caledonia County
This eastern Vermont County has property tax rates above the state average. The average effective property tax rate in Caledonia County is 2.03%, compared to Vermont's 1.73% average.
It is worth noting, however, that rates in nearby New Hampshire are even higher. For example, the average effective rate in New Hampshire’s Grafton County, which is across the Connecticut River from Caledonia County, is 2.08%.
Orange County
Orange County has a population of just under 30,000, making it the fifth-smallest county in Vermont. However, the county’s average effective property tax rate is 1.99%, fifth-highest in the state. Based on this, the owner of a home worth $200,000 would be on the hook for $3,980 in annual property tax payments.
