HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Caledonia County
Property Tax Guide

Everything you need to know about property taxes in Caledonia County, VT. Rates, due dates, exemptions, and how it affects your monthly payment.

9 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
1.5% to 2.5% of assessed value, varies by municipality and school district
Exemptions
4+ Available
Section 1

How Property Tax Works

Caledonia County, Vermont operates under a property tax system that primarily funds local education and municipal services. The county encompasses multiple towns and school districts, each with varying tax rates based on local needs and state education funding formulas. Property taxes in Caledonia County are administered at the town level, with each municipality responsible for assessment, billing, and collection within the county.

The effective property tax rates in Caledonia County typically range from approximately 1.5% to 2.5% of assessed value, though this varies significantly by location due to different municipal tax rates, school district funding needs, and special taxing districts. Vermont uses a statewide education property tax system combined with local municipal taxes, meaning your total tax bill reflects both state education funding requirements and local municipal services. Property assessments are based on fair market value, and the state requires periodic reappraisals to maintain current valuations.

Actual tax rates vary considerably within Caledonia County depending on your specific town, school district, and any special taxing districts that may apply to your property. Towns like St. Johnsbury, Lyndonville, and Danville each set their own municipal tax rates in addition to the state-mandated education tax rates.

Section 2

What Makes Up Your Tax Bill

ComponentRate RangeDescription
State Education Tax (Homestead)Varies by townState-set rate for homestead properties, varies based on local school spending
State Education Tax (Non-Homestead)$1.59 per $100FY2026 statewide rate for non-homestead properties
Municipal Tax0.3% - 1.2%Local town services, varies by municipality within county
School District BondsVariesAdditional assessments for approved school construction/improvements
Fire District$0.10 - $0.30 per $100Where applicable, varies by fire district
Water/Sewer DistrictsVariesSpecial assessments where services are provided

Rates shown are for FY2026 (July 1, 2025 - June 30, 2026). Education tax rates are set annually by the Vermont Department of Taxes and vary by town based on local school spending and property values. Municipal tax rates are set by individual town select boards and can vary significantly within the county.

Special taxing districts such as fire districts, water districts, and village districts may apply additional assessments depending on your property location within Caledonia County.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Caledonia County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Caledonia County are additional property tax assessments issued during the tax year when property changes occur that affect the assessed value. The most common triggers include new construction completion, property improvements with building permits, subdivision of land, or change of property use that affects valuation.

Supplemental taxes are calculated by determining the difference between the old assessed value and the new assessed value, then applying the current tax rate to that difference. The supplemental tax is prorated based on the number of months remaining in the tax year from when the change became effective. For example, if a $50,000 addition is completed in January and increases your assessed value by that amount, you would owe supplemental taxes on the $50,000 increase for the remaining months of the tax year.

If your property assessment increases by $50,000 due to completed renovations in January, and your total tax rate is 2.0%, you would owe approximately $1,000 × (5 months remaining ÷ 12 months) = $417 in supplemental taxes. Supplemental tax bills are typically issued within 60 days of the assessment change and become due 30 days from the bill date.

Example Calculation

Example 1: $300,000 Home with Homestead Declaration

  • Assessed Value: $300,000
  • Homestead Declaration Applied: Yes (requires annual filing)
  • Net Taxable Value: $300,000
  • Education Tax Rate: ~$1.45 per $100 (varies by town)
  • Municipal Tax Rate: ~$0.80 per $100
  • Annual Tax: $6,750
  • Monthly Escrow: $563

Example 2: $600,000 Home with Veterans' Tax Credit

  • Assessed Value: $600,000
  • Veterans' Exemption Credit: $40,000 reduction in assessed value (requires application)
  • Net Taxable Value: $560,000
  • Total Tax Rate: ~2.1% (education + municipal)
  • Annual Tax: $11,760
  • Monthly Escrow: $980

Example 3: $1,000,000 Non-Homestead Property

  • Assessed Value: $1,000,000
  • Non-Homestead Education Rate: $1.59 per $100
  • Municipal Tax Rate: ~$0.75 per $100
  • Total Annual Tax: $23,400
  • Monthly Escrow: $1,950

All credits and exemptions require separate applications and are not automatically applied. Tax rates vary by specific town within Caledonia County.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Caledonia County require property tax escrow accounts for borrowers with less than 20% down payment or upon borrower request. Your lender collects monthly escrow payments equal to 1/12 of your estimated annual property tax bill, plus a cushion typically equal to 2-3 months of payments as required by federal law.

Property taxes in Vermont are due annually by May 10th, and your mortgage servicer will pay the full amount directly to your town tax collector on your behalf before the due date. Lenders typically receive tax bills directly from municipalities or obtain them from county records to ensure timely payment and avoid penalty charges.

Your lender must provide an annual escrow analysis showing the previous year's activity and any adjustment to your monthly payment based on actual tax bills and account balance. If your property taxes increase due to reassessment or rate changes, your escrow payment will be adjusted accordingly. You can request that your lender provide copies of tax bills and payment confirmations for your records. Vermont law allows you to pay property taxes directly if you notify your lender in writing, though this may affect your loan terms.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Caledonia County? A: Property taxes for FY2026 are due by May 10, 2026. An 8% penalty is automatically assessed on May 11th for any unpaid balance, followed by 1% per month thereafter. Some towns may offer installment payment options, but May 10th remains the mandatory final due date.

Q: What tax credits are available and how do I apply? A: Common tax credits include the Homestead Declaration (must file annually by April 15th), Veterans' Tax Credit (requires DD-214 and application), and Elderly/Disabled Tax Credit (income-qualified, requires annual application). All credits require separate applications and are not automatic - contact your town assessor's office for specific forms and deadlines.

Q: How does the Homestead Declaration work? A: The Homestead Declaration doesn't reduce your home's assessed value but may qualify you for education tax rate adjustments and caps assessment increases in some cases. You must file Form HS-122 annually by April 15th with the Vermont Department of Taxes. This is a tax rate benefit, not a reduction in assessed value.

Q: When are properties reassessed in Caledonia County? A: Reassessment schedules vary by town within the county. Most towns conduct full reappraisals every 3-6 years or when the state requires it due to assessment ratio issues. You'll receive notice of any assessment changes and have the right to appeal during the designated grievance period, typically in late spring.

Q: How do I appeal my property assessment? A: You can appeal your assessment to your town's Board of Civil Authority during the designated grievance period (usually May-June). File Form 441 within the specified timeframe. If unsatisfied, you can further appeal to the state Property Valuation and Review Division within 30 days.

Q: What penalties apply for late payment? A: An 8% penalty is assessed once on May 11th for the FY2026 tax year. After that, 1% per month is charged on the unpaid balance. Interest continues to accrue until the full balance including penalties is paid.

Q: Can I pay property taxes online? A: Online payment availability varies by town within Caledonia County. Many towns offer online payment through their websites or third-party services like Invoice Cloud. Contact your specific town office or check their website for available payment methods. Credit card payments may incur processing fees.

Q: How do special districts affect my tax bill? A: Properties within fire districts, water districts, or village districts pay additional assessments beyond municipal and education taxes. These appear as separate line items on your tax bill and fund specific services like fire protection or water/sewer systems. Rates vary significantly based on your property's location and the services provided.

Verified Sources

Backed by 9 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
Tax Doc
Education Property Tax Ratestax.vermont.gov
02
Tax Doc
Tax Rates and Chartstax.vermont.gov
03
Tax Doc
Equalization Study - Vermont Department of Taxestax.vermont.gov
04
Table of Contentshardwickvt.gov
05
Tax Doc
Your Vermont Property Tax Billtax.vermont.gov
06
502 Direct Loan Housing Programrd.usda.gov
07
Bill Status H.887 (Act 183)legislature.vermont.gov
08
NATIONAL REGISTER OF HISTORIC PLACES ...npgallery.nps.gov
09
BILL AS PASSED BY THE HOUSE H.493 2025 Page 1 of ...legislature.vermont.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate