In short
Wyoming values each home at market value every year and taxes 9.5% of it (W.S. 39-13-103(b)(iii)(C)). Taxes are billed in mills, or dollars per $1,000 of that taxable value. The Laramie County Assessor’s 2025 sheet gives 70.54 mills for Cheyenne’s main school district. Owner-occupants can claim a 25% exemption on the first $1 million of value (W.S. 39-11-105(a)(xlvi)).
How is the bill calculated?
The county assessor values taxable property each year, as of January 1, at fair market value (W.S. 39-13-103(b)(i)-(ii)). Taxable value is a set percentage of that value. For homes the percentage is 9.5%. Industrial property is taxed at 11.5%.
The formula is: fair market value × 9.5% × mills ÷ 1,000. Mills come from the state, the county, the school district, the city and any special districts that cover the parcel. The statute caps several of them. For example, the county may levy up to 12 mills for its general purposes, plus 6 mills for schools (W.S. 39-13-104(b)).
The county commissioners set the levies each summer, and the treasurer sends a bill that lists the property description, assessed value and mill levies by October 10 (W.S. 39-13-107(b)(i)). The levies for each taxing district are on the Laramie County Assessor’s yearly mill levy sheet.
What exemptions can a homeowner claim?
Three exemptions in W.S. 39-11-105(a) matter to most owner-occupants.
| Exemption | What it does | Main condition |
|---|---|---|
| Homeowner exemption, (a)(xlvi) | Exempts 25% of the fair market value of a single-family home and its improved land, on the first $1,000,000 of value | You live there at least 8 months a year (from tax year 2026); active-duty military rules differ |
| Long-term homeowner, (a)(xlv) | Exempts 50% of fair market value, on the first $3,000,000 | Owner or spouse is 65 or older and has paid Wyoming residential property tax for 25 years; the statute notes it is repealed effective July 1, 2027 |
| Increase limit, (a)(xliii)-(xliv) | Exempts any assessed-value increase above the prior year’s value plus 4% | Does not apply to new construction or additions, or if you acquired the property during the prior calendar year |
You cannot claim both the 25% and the 50% exemption on the same property in the same year. The statute also lets you pay the full amount if you wish.
To apply, file the Wyoming Residential Owner-Occupied Affidavit online through the Department of Revenue’s Property Tax Division; the county assessor reviews each claim. The Department’s page, current in 2026, says that for tax year 2027 a buyer who closes after January 1 may count residency at a previous qualifying home toward the eight months. The statute sets March 1 as the claim date for the long-term exemption. For the 25% exemption, ask the Laramie County Assessor for the current filing date.
Example: a $400,000 home in Cheyenne
This is an example, not a quote. It uses the 2025 levy for Cheyenne’s main school district (district code 0150) from the Laramie County Assessor: 70.54 mills, of which 17.54 are county general levies. Your own total depends on your parcel’s taxing districts and the levies set each year.
| Step | Without exemption | With the 25% exemption |
|---|---|---|
| Fair market value | $400,000 | $400,000 |
| Exempt amount | $0 | $100,000 |
| Value after exemption | $400,000 | $300,000 |
| Taxable value at 9.5% | $38,000 | $28,500 |
| Tax at 70.54 mills | $2,680.52 | $2,010.39 |
The exemption saves $670.13 in this example. The tax equals about 0.67% of market value without it and 0.50% with it. The increase limit does not help in your first year: a property acquired in the prior calendar year is valued at full value.
When are taxes due, and how do I appeal?
| Item | Rule | Source |
|---|---|---|
| Value date | January 1 | W.S. 39-13-103(b)(i) |
| Assessment schedules | Mailed on or before the fourth Monday in April, or as soon after as practicable | W.S. 39-13-103(b)(vii) |
| Appeal | File a statement of reasons with the county assessor within 30 days of the schedule date | W.S. 39-13-109(b)(i) |
| County board decision | Written findings by October 1 | W.S. 39-13-109(b)(i) |
| First half | Due September 1, payable from November 10 | W.S. 39-13-107(b)(i)(D) |
| Second half | Due March 1, payable from May 10 | W.S. 39-13-107(b)(i)(D) |
| Late payment | 18% a year on the unpaid balance; no interest if all is paid by December 31 | W.S. 39-13-108(b) |
Your assessment schedule must show the current and previous year’s value and an estimate of the tax. For a single-family home it must also estimate the tax avoided by the exemptions (W.S. 39-13-103(b)(viii)). If you appeal, you may review the sales statements the assessor used for similar properties (W.S. 39-13-109(a)).
Between buyer and seller, the seller pays that year’s tax if the property is conveyed on or after January 1 and there is no written agreement on it (W.S. 39-13-107(b)(i)(E)). Most contracts prorate it instead. See closing costs in Wyoming.
Lower-income residents may also apply for a state refund of part of last year’s property tax. The Department of Revenue runs the Property Tax Refund Program, with income limits and a statutory maximum of 75% of the prior year’s tax (W.S. 39-13-109(b)(v)). For local figures, see the Cheyenne guide. Lenders often collect the tax through an escrow account.
Frequently asked questions
What percentage of value does Wyoming tax on a home?
Residential property is taxed on 9.5% of its fair market value (W.S. 39-13-103(b)(iii)(C)). The mill levy is then applied to that taxable value.
How much is the Wyoming homeowner exemption?
It exempts 25% of the fair market value of a single-family home and its improved land, applied to the first $1 million of value. From tax year 2026 you must live there at least eight months a year.
Can the assessor raise my value every year?
Yes, property is valued annually. For homes, the 4% increase exemption removes any assessed increase above the prior value plus 4%, unless you bought the property in the prior calendar year or added structures.
How long do I have to contest my assessment?
File a statement of reasons with the county assessor within 30 days of the date on your assessment schedule (W.S. 39-13-109(b)(i)). Appeals go to the county board of equalization.
When are Wyoming property taxes due?
Half is payable from November 10 and half from May 10 of the next year. Pay everything by December 31 and no interest applies.
Does the 25% exemption apply in the year I buy?
The Department of Revenue says that for tax year 2027 a buyer can count residency at a prior qualifying home toward the eight-month test. Confirm the details with the Laramie County Assessor.
Compare with the other states: Property tax by state · Property tax appeal deadlines by state.
More Wyoming guides
- Closing costs in Wyoming: what buyers and sellers pay
- Real estate transfer tax in Wyoming: is there one?
- What must a home seller disclose in Wyoming?
- Do you need a real estate attorney to close in Wyoming?
- How does foreclosure work in Wyoming?
- Home prices in Wyoming and Cheyenne: median value and trend
- First-time home buyer programs in Wyoming (WCDA)
- How to verify a real estate license in Wyoming
Sources
- Wyoming Statutes, Title 39 (Taxation and Revenue), §§ 39-11-105, 39-13-103, 39-13-107, 39-13-108, 39-13-109 (Wyoming Legislative Service Office, compilation of May 2026) (consulted October 13, 2026)
- Wyoming Homeowner and Long Term Homeowner Claim (Wyoming Department of Revenue, Property Tax Division) (consulted October 13, 2026)
- 2025 Mill Levies for Laramie County, Wyoming (Laramie County Assessor) (consulted October 13, 2026)
- Property Tax Refund Program (Wyoming Department of Revenue) (consulted October 13, 2026)