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Updated 2025 Tax Year

Lamoille County
Property Tax Guide

Everything you need to know about property taxes in Lamoille 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
1.2% to 2.5% of assessed value (varies by municipality and homestead status)
Exemptions
4+ Available
Section 1

How Property Tax Works

Lamoille County, Vermont operates under the state's property tax system, which primarily funds education through a combination of state education taxes and local municipal taxes. Property owners in Lamoille County pay taxes based on their property's assessed value, with the state education tax being the largest component. The effective tax rate typically ranges from approximately 1.2% to 2.5% of assessed value, depending on your specific location and whether your property qualifies for homestead status.

Property tax rates vary significantly within Lamoille County due to different municipal tax rates and special taxing districts. Each town within the county sets its own municipal tax rate to fund local services like road maintenance, fire protection, and municipal operations. Additionally, some areas may have special district assessments for services such as water, sewer, or lighting districts. Vermont assesses properties at full market value without assessment caps, and reassessments occur regularly to maintain current market valuations.

The Vermont property tax system includes several tax credit programs that can significantly reduce your tax burden, but these credits require annual application and are not automatically applied. The most significant is the Property Tax Credit (Homestead Credit), which can provide substantial savings for qualifying homeowners but must be claimed by filing Form HS-122 by April 15th each year.

Section 2

What Makes Up Your Tax Bill

ComponentRate RangeDescription
State Education Tax (Homestead)$1.00-$1.35 per $100Applied to homestead properties; varies by town based on spending and enrollment
State Education Tax (Non-Homestead)$1.70-$1.90 per $100Applied to non-homestead properties (second homes, rental properties)
Municipal Tax$0.30-$0.80 per $100Varies by town within Lamoille County for local services
Special District AssessmentsVariesAdditional charges for water, sewer, fire districts where applicable

Rates shown are estimates for FY 2025-2026. Actual rates vary by municipality within Lamoille County and are finalized closer to the fiscal year start date. The Vermont Department of Taxes publishes final education property tax rates, typically in late summer for the upcoming fiscal year. Municipal rates are set by individual towns and can vary significantly based on local budget requirements and grand list values.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Lamoille 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 Vermont are relatively uncommon compared to other states, as the state does not typically issue mid-year supplemental assessments for ownership changes. However, supplemental assessments may occur for new construction, major improvements, or corrections to the assessment roll discovered during the tax year.

When new construction is completed or substantial improvements are made to existing properties, the assessor may issue a supplemental assessment for the increased value. This supplemental tax is calculated by applying the current year's tax rate to the additional assessed value, prorated for the portion of the tax year remaining after the improvement was completed.

For example, if you complete a $100,000 addition to your home in January and your combined tax rate is $2.00 per $100 of assessed value, you would owe approximately $2,000 in supplemental taxes ($100,000 ÷ 100 × $2.00) for that tax year. The supplemental bill would typically be issued within 30-60 days of the assessor discovering or being notified of the completed improvement.

Example Calculation

Example 1: $300,000 Homestead Property

  • Assessed Value: $300,000
  • Property Tax Credit Applied: -$1,200 (requires HS-122 application)
  • Homestead Education Tax: $300,000 × 0.013 = $3,900
  • Municipal Tax: $300,000 × 0.006 = $1,800
  • Gross Annual Tax: $5,700
  • Net Annual Tax (after credit): $4,500
  • Monthly Payment: $375

Example 2: $600,000 Homestead Property

  • Assessed Value: $600,000
  • Property Tax Credit Applied: -$800 (income-dependent, requires application)
  • Homestead Education Tax: $600,000 × 0.013 = $7,800
  • Municipal Tax: $600,000 × 0.006 = $3,600
  • Gross Annual Tax: $11,400
  • Net Annual Tax (after credit): $10,600
  • Monthly Payment: $883

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

  • Assessed Value: $1,000,000
  • No Property Tax Credits (not eligible as non-homestead)
  • Non-Homestead Education Tax: $1,000,000 × 0.018 = $18,000
  • Municipal Tax: $1,000,000 × 0.006 = $6,000
  • Annual Tax: $24,000
  • Monthly Payment: $2,000

Note: Property Tax Credits shown require annual application via Form HS-122 and are based on household income. Credits are not automatic and must be claimed by April 15th.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Lamoille County require property tax escrow accounts for loans with less than 20% down payment. Your lender will collect 1/12th of your annual property tax bill with each monthly mortgage payment, plus an additional cushion amount (typically 2-4 months of taxes) to ensure sufficient funds are available when taxes are due.

Property taxes in Vermont are typically paid twice per year, with due dates varying by municipality but commonly falling in August and February, or November and May. Your escrow servicer will make these payments directly to the appropriate tax collector on your behalf. Lenders are required to provide an annual escrow analysis showing how your escrowed funds were used and any adjustments needed for the coming year.

If your property taxes increase due to reassessment, tax rate changes, or loss of credits, your monthly escrow payment will be adjusted accordingly. It's important to ensure your lender has current information about any tax credits you're receiving, as failure to file required credit applications can result in significant escrow shortages and increased monthly payments.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
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Section 6

Frequently Asked Questions

Q: When are property taxes due in Lamoille County for FY 2025-2026? A: Due dates vary by municipality within Lamoille County. Contact your town clerk for specific due dates, which typically fall in August/February or November/May cycles.

Q: What tax credits are available and how do I apply? A: The Property Tax Credit (Homestead Credit) is the primary credit available, filed with Form HS-122 by April 15th. This credit can provide significant savings based on household income but requires annual application. Veterans may also qualify for veterans' tax credits through their local assessor.

Q: How does the Homestead Credit work? A: The Homestead Credit provides property tax relief based on your household income and is applied as a credit against your tax bill. It does NOT reduce your assessed value but can significantly reduce your actual tax owed. You must file Form HS-122 annually by April 15th to claim this credit.

Q: When was my property last assessed and how can I appeal? A: Vermont conducts regular reappraisals to maintain current market values. Contact your town assessor to determine when your property was last assessed. Appeals must be filed with the Board of Civil Authority within 30 days of the filing of the grand list, typically in late spring.

Q: What are the penalties for late payment? A: Late payment penalties vary by municipality but typically include interest charges of 1-1.5% per month on unpaid balances. Some towns may also charge flat late fees in addition to interest.

Q: Can I pay my property taxes online? A: Online payment options vary by municipality within Lamoille County. Contact your town clerk or check your town's website to determine available payment methods, which may include online payments, automatic bank drafts, or credit card payments.

Q: Why do property tax rates vary within Lamoille County? A: Each municipality sets its own tax rate to fund local services, and some areas have special taxing districts for services like water or fire protection. Additionally, education tax rates can vary slightly between towns based on local education spending and enrollment factors.

Q: What happens if I don't file for the Homestead Credit? A: You'll pay the higher non-homestead education tax rate (approximately $1.70-$1.90 per $100 versus $1.00-$1.35 per $100) and lose eligibility for income-based property tax credits. This can result in hundreds or thousands of dollars in additional taxes annually. The credit is not automatic and must be claimed each year.

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
Education Property Tax Ratestax.vermont.gov
02
Hardwick Town Report 2024hardwickvt.gov
03
Tax Doc
Equalization Study - Vermont Department of Taxestax.vermont.gov
04
Tax Doc
Property Tax Credittax.vermont.gov
05
Tax Doc
Property Tax Billsmorristownvt.gov
06
Tax Doc
Delinquent Property Tax Salemorristownvt.gov
07
Vermontirs.gov
08
Housing Needs Assessmentstowevt.gov
09
Homestead Declarationtax.vermont.gov
10
Bill Status H.887 (Act 183)legislature.vermont.gov
All sources verified as of 2025 Tax Year

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