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Updated 2025 Tax Year

Essex County
Property Tax Guide

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

10 Official Sources
8 min read
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Quick Facts
Tax Rate
2.87% homestead, 3.03% non-homestead (varies by municipality within county)
Exemptions
4+ Available
Section 1

How Property Tax Works

Essex County, Vermont operates under the state's property tax system, where property taxes are the primary funding mechanism for local municipal services and education. The county uses a combined municipal and education tax structure, with properties classified as either "homestead" (primary residences of Vermont residents) or "non-homestead" (second homes, commercial properties, and out-of-state owner properties). This classification significantly impacts the tax rates applied to each property.

Property tax rates in Essex County vary by municipality and special taxing districts within the county. For fiscal year 2025-2026, the combined effective tax rates include municipal services at 0.7919%, homestead education at 2.0229%, and non-homestead education at 2.2414%. The actual tax burden depends on your property's assessed value, classification, and any applicable tax credits that you must apply for separately. Property owners should note that Vermont's property tax system requires active participation to claim available credits and exemptions.

Section 2

What Makes Up Your Tax Bill

ComponentHomestead RateNon-Homestead RateDescription
Municipal Services0.7919%0.7919%Local government operations, services, infrastructure
Education Tax2.0229%2.2414%Public school funding (K-12)
Total Combined Rate2.8148%3.0333%Effective rate before credits/exemptions

Rates shown are for fiscal year ending June 30, 2026 (FY 2025-2026)

These rates apply countywide but may vary within specific municipalities or special taxing districts. Property owners should verify their exact rates with their local tax assessor, as some areas may have additional assessments for services like fire districts, water districts, or municipal bonds.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Essex 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 Essex County are additional property tax assessments that occur when there are mid-year changes to a property's assessed value. Common triggers include new construction completion, property improvements, ownership transfers that reveal underassessment, or corrected assessment errors. The Vermont Department of Taxes (MOD-IV system) maintains all assessment records and generates supplemental tax bills when warranted.

When a supplemental tax is levied, it's calculated on the difference between the original assessed value and the new assessed value, prorated for the portion of the tax year remaining. For example, if a $50,000 home addition is completed in January and increases your assessment by that amount, you would owe taxes on the additional $50,000 assessed value for the remaining months of the fiscal year (July 1 - June 30). The supplemental tax would be approximately $1,407 for a homestead property ($50,000 × 2.8148% ÷ 12 months × 6 remaining months).

Example Calculation

Example 1: $300,000 Homestead Property

  • Assessed Value: $300,000
  • Less: Homestead Tax Credit (if applied): Varies by income
  • Net Taxable Value: $300,000 (assuming no credits)
  • Annual Tax: $300,000 × 2.8148% = $8,444
  • Monthly Escrow: $704

Example 2: $600,000 Non-Homestead Property

  • Assessed Value: $600,000
  • Less: Available Credits (if applied): $0 (limited credits for non-homestead)
  • Net Taxable Value: $600,000
  • Annual Tax: $600,000 × 3.0333% = $18,200
  • Monthly Escrow: $1,517

Example 3: $1,000,000 Homestead Property

  • Assessed Value: $1,000,000
  • Less: Income-based Credits (if applied): Varies significantly by household income
  • Net Taxable Value: $1,000,000 (before credits)
  • Annual Tax: $1,000,000 × 2.8148% = $28,148
  • Monthly Escrow: $2,346

Note: All tax credits require separate application and income verification. Actual taxes may be lower with approved credits.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Essex County require property tax escrow accounts for borrowers with less than 20% equity. Lenders collect monthly escrow payments equal to 1/12 of the annual property tax bill plus insurance premiums. Given Vermont's billing schedule with due dates in November, December, March, April, July, and August, lenders typically make payments on your behalf to ensure compliance with these deadlines.

Property owners should verify their escrow calculations annually, as tax rates and assessed values change. If your property taxes increase due to reassessment or rate changes, your monthly escrow payment will adjust accordingly. Lenders are required to provide annual escrow statements showing payments made and any surplus or shortage. For properties with escrow accounts, you'll still receive tax bills directly, but payment is handled by your mortgage servicer.

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 Essex County property taxes due for FY 2025-2026? A: Property taxes are due on six dates throughout the fiscal year: November 15, December 15, March 15, April 15, July 15, and August 15. An 8% penalty applies if payments are not received by the due date.

Q: What tax credits are available and how do I apply? A: Vermont offers income-based property tax credits for homestead properties, disabled veteran exemptions, and charitable/religious organization exemptions. All credits require separate application using Form PVR-317 or other specific forms. Contact your local lister or assessor for applications and deadlines.

Q: How does the homestead tax credit work? A: The homestead credit doesn't reduce your property's assessed value but instead caps education tax increases based on your household income. You must file annually with the Vermont Department of Taxes to maintain this benefit. Higher-income households receive less benefit or may not qualify.

Q: How often are properties reassessed in Essex County? A: Vermont requires municipal reappraisal cycles, but frequency varies by town. Most municipalities conduct reappraisals every 4-6 years. The state monitors assessment ratios to ensure properties are assessed at fair market value.

Q: Can I appeal my property assessment? A: Yes. Property owners can appeal assessments to their local Board of Civil Authority, typically within 30 days of receiving assessment notices. Appeals must demonstrate that the assessed value exceeds fair market value through comparable sales or professional appraisal.

Q: What happens if I pay my property taxes late? A: Essex County imposes an 8% penalty on late payments. Additional interest may accrue on unpaid balances. Prolonged non-payment can result in tax liens and eventual tax sale proceedings.

Q: Can I pay property taxes online? A: Yes, most Essex County municipalities offer online payment options. Contact your specific town office for available payment methods and any associated processing fees.

Q: Do special districts affect my tax rate? A: Yes, properties within fire districts, water districts, or other special service areas may have additional tax assessments beyond the standard municipal and education rates shown in this guide.

Verified Sources

Backed by 10 Official Government Sources

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

01
Tax Doc
Tax Ratesessexvt.gov
02
Assessing Department | Essex, VTessexvt.gov
03
Tax Doc
Education Property Tax Ratestax.vermont.gov
04
CLERK & TREASURERessexvt.gov
05
Tax Doc
Property Tax Billsessexvt.gov
06
NEW RESIDENTSessexvt.gov
07
Vermontirs.gov
08
Tax Doc
Property Tax Exemptionstax.vermont.gov
09
Untitledco.essex.ny.us
10
County
EssexCounty 20241204 | VTANR Open Dataanrgeodata.vermont.gov
All sources verified as of 2025 Tax Year

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