Assessment Ratio
9.5% (residential)
Appeal Deadline
May 30, 2026 or within 30 days of notice
Official Form
County Board of Equalization appeal
Risk of Increase
No
How Assessment Works in Wyoming
Wyoming assesses residential property at 9.5% of fair market value. Commercial property is assessed at 11.5%. Your tax bill is based on the assessed value (9.5% of market value), not the full market value.
How to File in Wyoming
File an appeal with the county Board of Equalization by May 30 or within 30 days of your assessment notice, whichever is later.
Step-by-Step
Wyoming Appeal Process
Receive your assessment notice from the county assessor.
Contact the county assessor for an informal review.
File an appeal with the county Board of Equalization by the deadline.
Attend the hearing and present comparable sales evidence.
If denied, appeal to the State Board of Equalization within 30 days.
FAQ
Wyoming Property Tax Appeal Questions
How does the 9.5% ratio work in Wyoming?
If your home's fair market value is $400,000, the assessed value is $38,000 (9.5%). Your tax bill is this assessed value multiplied by your local mill levy.
Can my Wyoming assessment increase on appeal?
No. Wyoming law generally protects homeowners from assessment increases during the appeal process. Your value can only stay the same or go down.
How often does Wyoming reassess?
Wyoming reassesses all property annually. The county assessor determines market value as of January 1 each year using sales data and cost approaches.
What is the effective property tax rate in Wyoming?
Wyoming property tax rates vary by county, municipality, and school district, but the effective rate (annual tax paid divided by market value) typically ranges from about 0.5% to 2.5%. Because Wyoming assesses property at 9.5% (residential) of market value, your actual tax bill depends on both the assessed value and the local millage or mill levy applied on top of it. If your assessed value is higher than comparable sales support, filing a appeal is one of the only ways to reduce your effective rate without waiting for a reassessment.
How long does a property tax appeal take in Wyoming?
Most Wyoming appeals take between 6 weeks and 6 months from filing to final decision. After you file County Board of Equalization appeal, the assessor or review board schedules a hearing — typically within 30 to 90 days — and issues a written decision shortly after. Cases that settle informally resolve faster, while cases that advance to a formal hearing or court appeal can take several additional months. ProtestMax prepares your full evidence packet in minutes so you can file immediately and start the clock.
Can I appeal my property taxes every year in Wyoming?
Yes. In Wyoming, homeowners generally have the right to appeal their property tax assessment every year, as long as you file by the May 30, 2026 or within 30 days of notice deadline. Even if you won a reduction last year, your assessor can revalue your property the following year, and you retain the right to challenge the new value. Annual appeals are especially important during years when market values are flat or falling but assessments keep rising.
What evidence is most persuasive in Wyoming hearings?
The strongest evidence in a Wyoming appeal hearing is recent comparable sales — homes similar to yours in size, age, condition, and location that sold for less than your assessed value within the last 6 to 12 months. Equity comparisons (similar homes assessed for less than yours) are also highly persuasive. Photos of deferred maintenance, structural issues, or negative location factors (busy roads, flood zones, power lines) strengthen your case further. ProtestMax assembles all of this evidence into a hearing-ready packet tailored to Wyoming's rules.