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Updated 2025 Tax Year

Franklin County
Property Tax Guide

Everything you need to know about property taxes in Franklin 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
0.8%-1.2% of assessed value, varies by municipality plus education tax
Exemptions
5+ Available
Section 1

How Property Tax Works

Franklin County's property tax system serves as the primary funding mechanism for essential local services including education, municipal operations, fire protection, and infrastructure maintenance. Property taxes in Franklin County are administered at the municipal level, with each town and city within the county collecting taxes to fund both local services and state education requirements. The effective tax rate typically ranges from approximately 0.8% to 1.2% of assessed value, though this varies significantly based on your specific municipality and any special taxing districts that may apply to your property.

Property tax rates in Franklin County are not uniform across the entire county. Each municipality sets its own local tax rate based on budget requirements, while education taxes are determined by state formulas. Additionally, some areas may be subject to special district assessments for services like fire protection, water, or sewer systems. Property owners should verify the specific rates that apply to their location, as rates can vary substantially between neighboring towns within Franklin County.

Section 2

What Makes Up Your Tax Bill

ComponentRateDescription
Education Tax~10%State-mandated education property tax (FY 2025)
Municipal TaxVaries by townLocal services, infrastructure, administration
Special DistrictsVaries by locationFire, water, sewer, lighting districts where applicable
Total Effective Rate~0.8% - 1.2%Combined rate varies by municipality and districts

Note: These rates apply to the FY 2025 tax levy year. The education tax rate of 10% represents the state component, while municipal rates vary significantly between Franklin County towns. Some properties may be subject to additional special district assessments not reflected in the base rates above. Contact your municipal clerk for exact rates applicable to your specific property location.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Franklin 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 Franklin County are additional property tax bills issued when there are changes to a property's assessed value or ownership during the tax year. Common triggers include new construction, completion of renovations, property splits or combinations, or corrections to the assessment roll. When improvements are completed, the assessor calculates the increased value and applies the current tax rate to determine the additional tax owed for the remainder of the fiscal year.

For example, if you complete a $100,000 home addition in September and your municipal tax rate is 1.0%, you would owe approximately $750 in supplemental taxes ($100,000 × 1.0% × 9 months remaining ÷ 12 months). Supplemental tax bills are typically issued within 30-60 days after the assessor becomes aware of the change and are due within 30 days of the bill date. These taxes are in addition to your regular property tax bill and help ensure that all property improvements are taxed proportionally for the year in which they occur.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homestead Education Tax Credit (if applicable): -$15,000 assessed reduction
  • Net Taxable Value: $285,000
  • Annual Tax (at 1.0% effective rate): $2,850
  • Monthly Payment: $238

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homestead Education Tax Credit (if applicable): -$15,000 assessed reduction
  • Net Taxable Value: $585,000
  • Annual Tax (at 1.0% effective rate): $5,850
  • Monthly Payment: $488

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homestead Education Tax Credit (if applicable): -$15,000 assessed reduction
  • Net Taxable Value: $985,000
  • Annual Tax (at 1.0% effective rate): $9,850
  • Monthly Payment: $821

Note: Homestead credits require annual application by April 15th and are not automatically applied. Credits and rates shown are estimates - actual amounts vary by municipality within Franklin County and individual circumstances.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Franklin County require borrowers to establish an escrow account to ensure property taxes are paid on time. Your lender will collect monthly escrow payments along with your mortgage payment, typically calculated by dividing your annual property tax bill by 12 and adding a small cushion as required by federal law. The lender then pays your property taxes directly to the municipality when they become due on June 5th and December 5th each year.

Lenders typically conduct an annual escrow analysis to ensure adequate funds are collected. If your property taxes increase due to rate changes or reassessment, your monthly escrow payment may be adjusted accordingly. You should receive an annual escrow statement showing all deposits and payments made on your behalf. If you pay off your mortgage or refinance, verify that your property taxes continue to be paid, as you become responsible for direct payment to your municipality. You can verify tax payments and current balances by contacting your town clerk's office or checking online payment portals where available.

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 Franklin County for FY 2025? A: Property taxes are due twice yearly on June 5th and December 5th. Personal property taxes are due December 5th. Late payments incur penalties and interest charges.

Q: What tax credits are available and do they require application? A: The primary credit is the Homestead Education Tax Credit, which requires annual application by April 15th using Form HS-122. This credit is NOT automatic and caps assessment increases rather than reducing market value. Additional credits may be available for veterans, elderly, or disabled residents - contact your municipal assessor.

Q: How does the Homestead credit work? A: The Homestead credit doesn't reduce your home's market value. Instead, it limits how much your assessed value can increase year-over-year for education tax purposes. You must file Form HS-122 annually by April 15th to qualify - it's not automatic even if you filed in previous years.

Q: How often are properties reassessed in Franklin County? A: Assessment schedules vary by municipality within Franklin County. Most towns conduct reappraisals every 4-6 years, though some may reassess more frequently. Contact your town assessor for your specific schedule.

Q: How do I appeal my property assessment? A: File a grievance with your municipal Board of Civil Authority (BCA) by the deadline specified on your tax bill, typically within 30 days. The BCA will schedule a hearing to review your appeal. If unsatisfied, you may appeal to the state Property Valuation and Review Board.

Q: What are the penalties for late payment? A: Late payments typically incur interest charges of 1% per month plus penalties. Exact penalty structures vary by municipality within Franklin County. Contact your town treasurer for specific penalty information.

Q: Can I pay my property taxes online? A: Online payment availability varies by municipality within Franklin County. Many towns offer online payment through their websites or third-party services. Contact your town clerk or visit your municipality's website for available payment options.

Q: Why do tax rates vary within Franklin County? A: Each municipality sets its own local tax rate based on budget needs, and some areas have special district taxes for services like fire protection or water systems. While education taxes are state-mandated, local portions vary significantly between Franklin County towns.

Verified Sources

Backed by 10 Official Government Sources

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

01
Governor of Vermontstowevt.gov
02
TOWN OF SWANTONswantonvt.gov
03
Tax Doc
Education Property Tax Ratestax.vermont.gov
04
Tax Doc
Property Tax Credittax.vermont.gov
05
County
Tax Rates and Due Dates | Franklin County, VAfranklincountyva.gov
06
REGULATORY AND PERMIT PREPARATIONanrweb.vt.gov
07
The Vermont Statutes Onlinelegislature.vermont.gov
08
Resources for Homeowners (Incl. Mobile Homes)accd.vermont.gov
09
Tax Doc
Property Tax Exemptionstax.vermont.gov
10
Fiscal Year 2022 Annual Reportfairfax-vt.gov
All sources verified as of 2025 Tax Year

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