Updated 2025 Tax Year

Windham County
Property Tax Guide

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

10 Official Sources

8 min read

Calculate Your True Cost Mortgage Calculator

Quick Facts

Tax Rate

1.373% average countywide (varies significantly by municipality - Brattleboro, Bellows Falls, Wilmington each set own rates)

Exemptions

4+ Available

Section 1

How Property Tax Works

Windham County, Vermont operates under the state's property tax system, which primarily funds local education and municipal services. Property taxes in Vermont are administered at the town level, with each municipality within Windham County collecting taxes to support local schools, town services, and county operations. The effective tax rate for 2025 is approximately 1.373% for both homestead and non-homestead properties, though this represents a county-wide average.

Actual tax rates vary significantly by location within Windham County due to different municipal tax rates, school district funding needs, and special taxing districts. Towns like Brattleboro, Bellows Falls, and Wilmington each set their own municipal tax rates in addition to education taxes. Property owners should expect their specific tax rate to differ from the county average based on their exact location and any applicable special district assessments for services like fire protection, water, or sanitation districts.

Vermont's property tax system is unique in that it distinguishes between homestead properties (primary residences of Vermont residents) and non-homestead properties, though current rates in Windham County are the same for both categories. All property tax credits and exemptions require formal application and are not automatically applied to tax bills.

Section 2

What Makes Up Your Tax Bill

Component	Rate	Description
Education Tax (Homestead)	~0.86%	Statewide education funding for homestead properties
Education Tax (Non-Homestead)	~0.86%	Statewide education funding for non-homestead properties
Municipal Tax	0.30-0.60%	Varies by town within Windham County
County Tax	~0.05%	Windham County services and administration
Special Districts	0.01-0.15%	Fire districts, water/sewer districts (location-dependent)
Total Effective Rate	~1.373%	Average for FY 2025-2026

These rates apply to the FY 2025-2026 tax year and represent county averages. Individual municipalities within Windham County may have rates ranging from 1.2% to 1.6% depending on local needs and special district participation. Towns with higher service levels or recent bond issues may exceed the county average, while rural areas with fewer services may fall below it.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Windham 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 property taxes in Windham County are triggered by changes in property ownership, new construction, or significant improvements that occur after the annual assessment date (typically April 1st). When these events happen, the Vermont Department of Taxes may issue a supplemental assessment to capture the additional taxable value for the remaining portion of the tax year.

Supplemental taxes are calculated by determining the difference between the new assessed value and the original assessed value, then applying the current tax rate to that difference. The resulting tax is prorated based on the number of months remaining in the tax year from the effective date of the change. For example, if a $100,000 home addition is completed in October, and the tax rate is 1.373%, the supplemental tax would be approximately $458 for the remaining 4 months of the tax year ($100,000 × 0.01373 × 4/12 months).

Supplemental tax bills are typically issued within 60-90 days of the triggering event and are due 30 days from the bill date. These taxes are in addition to the regular property tax installments and must be paid separately.

Example Calculation

Example 1: $300,000 Home (Homestead with Homestead Credit)

Assessed Value: $300,000
Homestead Credit Applied: Caps assessment growth at 5% annually
Net Taxable Value: $300,000 (assuming no cap triggered)
Tax Rate: 1.373%
Annual Tax: $4,119
Monthly Escrow: $343

Example 2: $600,000 Home (Non-Homestead)

Assessed Value: $600,000
No Credits Applied: N/A
Net Taxable Value: $600,000
Tax Rate: 1.373%
Annual Tax: $8,238
Monthly Escrow: $687

Example 3: $1,000,000 Home (Homestead with Senior/Disability Credit)

Assessed Value: $1,000,000
Senior Citizen Credit Applied: Reduces tax liability by up to $1,000 (requires application)
Net Taxable Value: $1,000,000
Tax Rate: 1.373%
Annual Tax Before Credit: $13,730
Annual Tax After Credit: $12,730
Monthly Escrow: $1,061

Note: All credits require annual application and income qualification. Homestead credit requires filing Form HS-122 by April deadline.

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 Windham County require property tax escrow accounts for loans exceeding 80% loan-to-value ratio. Lenders collect monthly escrow payments equal to 1/12th of the annual property tax bill, plus a cushion typically equal to 2-3 months of payments. These funds are held in a non-interest-bearing account and used to pay property taxes when due.

Property taxes in Windham County are typically due in two installments: August 15th and November 17th. Lenders usually pay these installments directly to the appropriate town treasurer on behalf of the homeowner. Property owners should receive copies of tax bills and payment confirmations from their lender. If there are escrow shortages due to tax increases, lenders will either collect the shortage over 12 months or request a lump sum payment.

Property owners are responsible for verifying that their lender has the correct tax information, especially after reassessments or when special district taxes are added. Contact your town's tax collector directly if you notice discrepancies in escrow payments or if tax bills are not being paid timely by your lender.

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 Windham County for FY 2025-2026? A: Property taxes are typically due in two installments: August 15th for the first half and November 17th for the second half. Specific due dates may vary slightly by municipality within Windham County.

Q: What tax credits are available and how do I apply? A: Available tax credits include the Homestead Credit (requires Form HS-122), Senior/Disabled Credit (requires application and income verification), and Veterans' Tax Credit (requires DD-214 and application). All credits require annual application by the April filing deadline and are not automatically applied.

Q: How does the Homestead Credit work? A: The Homestead Credit doesn't reduce your home's assessed value but caps the annual increase in your education tax assessment to protect against rapid property value growth. You must file Form HS-122 annually by April 15th and meet residency requirements. This credit limits assessment growth, not the actual market value of your property.

Q: How often are properties reassessed in Windham County? A: Vermont requires municipalities to conduct reappraisals when the Common Level of Appraisal falls below 80% or exceeds 120%. Most towns in Windham County reassess every 4-6 years, though some do annual statistical updates.

Q: What are the penalties for late property tax payments? A: Late payments incur interest charges of 1% per month (12% annually) starting the day after the due date. Additional collection fees and potential tax sale proceedings may apply for significantly delinquent accounts.

Q: Can I pay property taxes online? A: Most municipalities in Windham County offer online payment options through their websites or the state's tax payment portal. Contact your specific town treasurer for available payment methods and any associated convenience fees.

Q: How do I appeal my property assessment? A: Property assessment appeals must be filed with your town's Board of Listers within 30 days of receiving your property tax bill. If unsuccessful, you can appeal to the state Property Valuation and Review Division within 30 days of the Listers' decision.

Q: What special district taxes might apply to my property? A: Depending on your location within Windham County, you may be subject to fire district taxes, water district assessments, or sanitation district fees. These appear as separate line items on your tax bill and vary by location and services provided.

Verified Sources

Backed by 10 Official Government Sources

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

Untitled - Marlboro, Vermontmarlborovt.us

Tax Doc

Modeling of a Uniform Tax Rate Compared to ...legislature.vermont.gov

Tax Doc

Property Tax Billing, Payments & Informationputneyvt.gov

State

preliminary official statement dated july 17, 2019vermonttreasurer.gov

TOWN OF STOCKBRIDGEstockbridgevt.gov

Vermontirs.gov

Resources for Homeowners (Incl. Mobile Homes)accd.vermont.gov

TOWN OF SWANTON VERMONT 2024 ANNUAL REPORTswantonvt.gov

Bill Status H.887 (Act 183)legislature.vermont.gov

H.781 Committee of Conference Sec Issue Status *** General ...ljfo.vt.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 Scenario Try Calculator

Free • No credit check • 2-minute estimate

Windham CountyProperty Tax Guide