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Updated 2025 Tax Year

Johnson County
Property Tax Guide

Everything you need to know about property taxes in Johnson County, WY. 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
65.1 mills (6.51%) for 2025 - varies by special taxing districts within county
Exemptions
5+ Available
Section 1

How Property Tax Works

Johnson County, Wyoming operates on a property tax system that serves as the primary funding mechanism for essential local services including public schools, county government operations, fire protection, and various special districts. For the 2025 tax year, the county's property tax rate is 65.1 mills (6.51%), which represents a significant increase with total property taxes projected to rise by 13.6% countywide. This mill levy is applied to the assessed value of properties, which in Wyoming is calculated at a percentage of market value that varies by property type.

Property owners should understand that actual tax rates vary significantly by location within Johnson County due to special taxing districts such as school districts, fire districts, and other municipal services. The county uses a fractional assessment system where different property types are assessed at different percentages of their market value, creating variation in effective tax rates across property classifications and geographic areas within the county.

Section 2

What Makes Up Your Tax Bill

ComponentRate (Mills)Description
County General Fund~15.0Basic county services and operations
School District~35.0Local school funding (varies by district)
Fire District~3.0Fire protection services
Special Districts~12.1Various local improvement districts
Total Base Rate65.1Combined mill levy for FY 2025-2026

Note: These rates apply to the 2025 levy year and represent average countywide figures. Actual rates vary significantly based on your specific location within Johnson County due to different school districts, fire districts, and special taxing districts. Commercial properties are assessed at 9.5% of market value, while residential assessment rates may differ. Contact the Johnson County Assessor's Office for your exact mill levy based on your property's location and classification.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Johnson 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 Johnson County are triggered when there are changes in property ownership, new construction completion, or significant property improvements that occur after the January 1st assessment date but before the end of the fiscal year. These taxes represent the difference between what was originally assessed and what should have been assessed based on the property changes.

When a supplemental assessment is issued, it's calculated by taking the difference between the new assessed value and the original assessed value, then applying the current mill levy rate for the remaining months of the fiscal year. For example, if a $100,000 home improvement is completed in March and increases the assessed value by $10,000, the supplemental tax would be calculated on that $10,000 increase for the remaining nine months of the fiscal year at the applicable 65.1 mill rate.

Example Calculation

$300,000 Home

  • Market Value: $300,000
  • Assessed Value: $30,000 (10% assessment ratio for residential)
  • Homeowner's Exemption: -$2,000 (if eligible, requires application)
  • Net Taxable Value: $28,000
  • Annual Tax: $1,823 ($28,000 × 0.0651)
  • Monthly Escrow: $152

$600,000 Home

  • Market Value: $600,000
  • Assessed Value: $60,000 (10% assessment ratio for residential)
  • Homeowner's Exemption: -$2,000 (if eligible, requires application)
  • Net Taxable Value: $58,000
  • Annual Tax: $3,776 ($58,000 × 0.0651)
  • Monthly Escrow: $315

$1,000,000 Home

  • Market Value: $1,000,000
  • Assessed Value: $100,000 (10% assessment ratio for residential)
  • Homeowner's Exemption: -$2,000 (if eligible, requires application)
  • Net Taxable Value: $98,000
  • Annual Tax: $6,380 ($98,000 × 0.0651)
  • Monthly Escrow: $532

Note: All tax credits require separate applications and are not automatically applied. Rates shown are estimates based on average county mill levy.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Johnson County require property tax escrow accounts for borrowers with less than 20% down payment, though some lenders may require escrow regardless of down payment amount. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, depositing these funds into an escrow account specifically designated for tax payments.

Property taxes in Johnson County are typically due with the first installment on September 1st each year. Your mortgage servicer will pay these taxes directly to the county treasurer on your behalf using the escrowed funds. Lenders are required to provide annual escrow analysis statements showing the previous year's activity and any adjustments needed for the coming year. If your property taxes increase significantly due to reassessment or mill levy changes, your monthly escrow payment may be adjusted accordingly, and you may receive a shortage notice requiring additional payments to bring the account current.

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 Johnson County property taxes due for FY 2025-2026? A: The first installment is due September 1, 2025. Contact the County Treasurer's office for specific payment schedule details and any additional installment dates.

Q: What tax credits are available and do I need to apply? A: Johnson County offers a homeowner's exemption that requires application by March 1st annually. There's also a Long-Term Homeowner Tax Exemption for residents 65+ who have paid Wyoming property taxes for over 25 years and live in their home 8+ months yearly. All credits require separate applications and are NOT automatic.

Q: How does the homeowner's exemption work? A: The homeowner's exemption reduces your assessed value by a fixed amount (typically around $2,000), which then reduces your overall tax bill. You must apply by March 1st each year, and this can be done online, by calling the Assessor's Office, or visiting in person.

Q: When does the county assess properties and can I appeal? A: Properties are assessed annually as of January 1st. If you disagree with your assessment, you typically have 30 days from the notice date to file an appeal with the County Board of Equalization. Contact the Assessor's Office for specific appeal procedures and deadlines.

Q: What are the penalties for late tax payments? A: Late payments typically incur interest and penalties that accrue monthly. Contact the Johnson County Treasurer's Office at the courthouse for current penalty rates and payment options if you're behind on taxes.

Q: Can I pay my property taxes online? A: Contact the Johnson County Treasurer's Office to inquire about online payment options and accepted payment methods for property taxes.

Q: Why did my taxes increase significantly this year? A: Johnson County's total property taxes are projected to increase 13.6% for 2025, with the mill levy at 65.1 mills. Increases can result from higher property values, increased mill levies, or new special district assessments in your area.

Q: How do special districts affect my tax bill? A: Your location within Johnson County determines which special districts (school, fire, improvement districts) apply to your property. Each district can levy additional mills, causing tax rates to vary significantly across different areas of the county. Contact the Assessor's Office for your specific district combination and rates.

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
Wyoming Sales, Use, and Lodging Tax Revenue Report: ...eadiv.state.wy.us
02
County
Johnson Countyeadiv.state.wy.us
03
Assessor | Departmentsjohnsoncowy.gov
04
County
Johnson County Wyomingjohnsoncowy.gov
05
Important Dates | Departmentsjohnsoncowy.gov
06
Wyoming Personal Property Valuationwyoleg.gov
07
Long-Term Homeowner's Application | Newsjohnsoncowy.gov
08
County
News | Wyoming County Treasurer's Associationwcta.us
09
County
Johnson Countyeadiv.state.wy.us
10
2025 - SF0081wyoleg.gov
All sources verified as of 2025 Tax Year

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