Teton County Tax Estimator

How property tax works in Teton County

Your bill is the assessed value of your home multiplied by the combined rate of every authority that taxes it — the county, the school district, the city or township, and often a fire or library district. Those rates are set separately and added together, which is why two houses of identical value on opposite sides of a district line can owe different amounts.

Across Teton County, the median home is worth $1,371,900 and the median property tax bill is $5,462. Dividing one by the other gives the effective rate of 0.398% used above. That is the honest way to estimate a bill without knowing which districts a specific address falls into.

Income tax in Wyoming, while you are here

Wyoming does not tax wage income at all, which is part of why property tax carries more of the load here than it does in most states. Work out your Wyoming income tax.

Teton County in the national picture

Teton County is in the cheapest tenth of the United States for property tax. Its effective rate of 0.40% sits below 0.46%, the line that separates the bottom 10% of the 3,132 counties we have data for from everyone else. In practical terms, an owner here pays less than half what the median American county charges on the same house.

For scale, the range across the whole country runs from about 0.08% at the bottom to 3.64% at the top. That is a spread of more than twenty to one on the same house, and it is decided almost entirely by where the line on the map falls rather than by anything about the property itself.

What 0.40% costs at each price point in Teton County

The rate is a percentage, so the bill scales straight with the value the assessor puts on the property: $200,000 → $796 a year ($66 a month); $350,000 → $1,393 a year ($116 a month); $500,000 → $1,991 a year ($166 a month); $750,000 → $2,986 a year ($249 a month); $1,000,000 → $3,981 a year ($332 a month).

The median home in Teton County is assessed around $1,371,900, which is why the typical bill here lands near $5,462. If you are looking above that price, read the row that matches your budget rather than the median — the median describes the county, not your purchase.

One caveat that catches people out: these figures use assessed value, and in many states that is not the same as the price you paid. Some states assess at a fixed fraction of market value, and some cap how fast an assessment can rise for an existing owner. Both make the published rate look higher or lower than what a specific household actually pays.

What property tax takes out of a Teton County income

Median household income in Teton County is $112,681 and the median property tax bill is $5,462. That is 4.8% of gross household income going to property tax alone — before any income tax, before FICA, and before the mortgage the tax sits on top of.

Above about 4%, property tax stops being a line item and starts being a constraint. In Teton County it is 4.8%, which means a household here is carrying roughly $455 a month in tax on the home before principal, interest or insurance. It is the single strongest argument for checking the assessment rather than assuming it is right.

This is also the number that rent quietly reflects. A landlord in Teton County pays the same $5,462 on a comparable property and prices it into the lease, so the tax reaches renters too — it just arrives without a bill attached.

Why Wyoming counties charge such different rates

Property tax is set locally, so Wyoming does not have one rate — it has 23. They run from 0.38% in Niobrara County to 0.70% in Washakie County, with Teton County at 0.40%, 2nd cheapest of 23.

That is a comparatively tight range for a US state — 1.9 to one between the extremes — which usually means Wyoming funds a large share of school costs at state level rather than leaving districts to raise it locally. Where the state carries more, local rates converge.

The practical consequence is that a rate you were quoted for Wyoming as a whole is close to meaningless. The number that applies to you is the one for your county, and often for your district within it.

Property tax and income tax in Wyoming, together

Wyoming does not tax wage income, so the money that funds schools, roads and county services has to come from somewhere else — and property tax is where most of it comes from. That is the trade, and it is worth seeing both halves before deciding a state is cheap.

Teton County is unusual in getting both halves cheaply — no state income tax and a property rate of 0.40%. Where that happens it usually means either a small local budget or another revenue source, commonly severance or tourism.

What the Teton County figure is, and what it is not

The 0.40% on this page is an effective rate: the Census Bureau's median property tax paid in Teton County ($5,462) divided by its median home value ($1,371,900), both from the American Community Survey five-year estimates. It is a real, citable measure of what owners here actually pay.

It is not a millage rate, and it is not the number on your tax bill. Your bill is the sum of every levy that reaches your parcel — county, school district, city or township, and often a fire, library or water district — applied to your assessed value after any exemption you qualify for. Two houses of the same value on opposite sides of a district line in Teton County can owe different amounts, and both are correct.

Use this figure to compare Teton County against other places and to sanity-check an escrow estimate. Use the assessor's roll to find out what you owe.

Teton County at a glance

Teton County has a population of about 23,358, 13,503 housing units, and a median household income of $112,681.

At that size there are typically a handful of taxing districts inside the county, so the rate on this page is an average across them rather than the figure for any one address.

The Wyoming rules that change your Teton County bill

Wyoming’s 2025 legislature exempted 25% of the first $1,000,000 of fair market value on an owner-occupied single-family home, starting with the 2026 tax year. Because it is a percentage rather than a dollar figure, it is worth more the more expensive the house — the opposite of how most homestead exemptions behave.

Wyoming assesses residential property at just 9.5% of market value — among the lowest levels of assessment anywhere in the country, and the main reason its bills look small next to states that tax the full amount.

You must file an affidavit with the county assessor attesting that you live there, and you must occupy the property for at least eight months of the year.

These are Wyoming rules and they apply in every county in the state, Teton County included. What varies locally is the rate, not the relief — so if you qualify for the relief and have not claimed it, the Teton County assessor is where that gets fixed.

The ten-year figure, which is the one that decides a purchase

A single year's property tax is a number people accept without much thought. The decade is the number that changes decisions, because unlike a mortgage it never amortises away and unlike income tax it does not fall when your income does.

On Teton County's median home value of $1,371,900, held ten years with assessed value rising 4% a year, Teton County collects about $65,572. The cheapest county in the state collects $61,998 over the same period and the dearest $115,364 — a spread of $53,367 on identical property, decided entirely by location.

The same house at the national median rate of 0.84% would run $137,880 over ten years, so Teton County costs about $72,308 less across the decade than a typical American county would.

Set that against the mortgage to see the weight of it. On a $1,371,900 purchase the ten-year property tax bill in Teton County is roughly 6% of the amount financed at 80% loan-to-value — before insurance, before maintenance, and before any millage increase. It is the largest recurring cost of ownership after interest, and the only one that a district can raise without asking you.

A rate in the national bottom decile makes this the smallest of the recurring ownership costs, below insurance in many years. The trap that creates is complacency about the base: where the tax is low, owners rarely scrutinise the assessment, and a reassessment after a long gap arrives as several years of market movement at once with no habit of challenging it.

Appealing a Teton County assessment: what it is worth

You cannot appeal the tax rate — that is set by budget votes you have no standing to challenge individually. What you can appeal is the assessor's opinion of your property's value, and that is a factual claim you can be right or wrong about.

The arithmetic decides whether it is worth your afternoon. On the median home in Teton County, $1,371,900, the bill runs about $5,462 a year. A 10% reduction in assessed value is worth roughly $546 a year, and because the corrected value carries forward it is nearer $2,731 across five years. Under $60 a year, the paperwork rarely pays; over $400, it usually does.

At that size the case for challenging is straightforward and the evidence needed is modest. Three to five recent arm's-length sales of genuinely similar properties — same neighbourhood, similar size, age and condition — near your valuation date. Boards here see enough volume that a documented comparable-sales packet is decided on its merits rather than on advocacy, and paid representation is available on contingency where the sums justify it.

Also check the record itself before arguing valuation, because errors are commoner than contested opinions: square footage that includes an unfinished basement, a bathroom that does not exist, a garage counted twice, land area from a survey predating a lot split. A factual correction is usually granted without a hearing.

Deadlines are set locally here and are short — often thirty to forty-five days from the date the assessment notice was mailed, not from when you read it. Check the notice itself for the date, because missing the window generally forfeits the year regardless of how strong the case was.

How the bill is paid, and what happens if it is not

Most owners with a mortgage never pay this directly. The servicer collects roughly $455 a month alongside principal and interest on the median Teton County bill, holds it in escrow, and pays the county when it falls due. The consequence is that a rise reaches you as a change in your monthly payment months after the fact, with no obvious connection to the assessment notice that caused it.

Read the annual escrow analysis when it arrives. It shows the bill actually paid, and it is the cheapest way to catch an assessment you would have appealed had you noticed — by the time the payment changes, the appeal window for that year has usually closed.

The weight here is unusual enough to plan around: the median bill is 4.85% of median household income, so the monthly escrow line is a substantial fixed commitment rather than a rounding item. Lenders qualify borrowers on the full payment including it, which is why a high-tax jurisdiction reduces the price a given income can support — the tax competes with the mortgage for the same debt-to-income headroom.

Unpaid property tax is also secured against the house itself, which is what separates it from every other tax. States permit a tax lien, and eventually a tax sale, at the end of a statutory redemption period. It is slow and heavily noticed, so it is nearly always avoidable — but the mechanism means an unpaid property tax bill can never simply be written off the way an unpaid income tax debt sometimes is.

The Wyoming counties either side of Teton County

The Wyoming county immediately cheaper than Teton County: Niobrara County at 0.38%. On a $400,000 home the move from Teton County to Niobrara County would save about $87 a year.

Immediately more expensive: Sublette County at 0.41%, Lincoln County at 0.44%, Uinta County at 0.54%. If you are weighing Teton County against Sublette County, the rate gap on a $400,000 home is about $47 a year — worth knowing, but rarely the largest difference between two places.

Comparisons like these are the reason to use an effective rate rather than a millage. Millage rates are not comparable across county lines because assessment practices differ; tax paid over value paid is.

What actually sets your Teton County bill

Three numbers decide your bill, and the rate is only one of them. The first is assessed value, and in Wyoming that is deliberately not the price you paid: the state taxes 9.5% of value, which is why its effective rates read so much lower than states that tax the full amount. A $400,000 home in Teton County is therefore taxed on about $38,000.

The second is how fast that value is allowed to move. We have not loaded a statewide cap for Wyoming, so assume your assessment can follow the market unless your assessor tells you otherwise.

The third is the combined rate of every authority that reaches your parcel — the county, the school district, the city or township, often a fire or library district. They are set separately and added, which is why two houses of identical value on opposite sides of a line in Teton County owe different amounts and both figures are correct.

Buying in Teton County? Read this first

Property tax is the part of the monthly cost buyers most often underestimate, because it does not surface until the lender builds the escrow. On a $400,000 home in Teton County it adds roughly $133 a month on top of principal, interest and insurance — $1,592 a year.

One rule to check before you rely on the seller's number: whether Wyoming revalues the property when it changes hands. Where it does, the seller's bill can understate yours badly; where it does not, you inherit their position. We have not loaded that rule for Wyoming, so ask the Teton County assessor directly rather than assuming.

Then ask what relief you qualify for in your first year. Deadlines are short and often fall early in the year. Relief that is not claimed is not given.

If your Teton County assessment looks wrong

You can contest the assessed value. You cannot contest the rate — that is set by elected bodies and is not open to appeal. So the question to answer before filing is narrow: would this property actually sell for what the assessor says it is worth?

In Wyoming check the ratio as well as the valuation. The state taxes 9.5% of value, so an error in the classification of your property — a home not recorded as owner-occupied, say — costs far more than a modest overvaluation, and it is a much easier thing to prove.

Deadlines are short and usually run from the date the assessment notice is mailed rather than from when you opened it. The Teton County assessor's office is where the clock is published, and missing it costs the whole year — there is no late appeal in most jurisdictions.

Teton County property tax questions

How much is property tax in Teton County?

The effective rate in Teton County is 0.40%, from a median tax bill of $5,462 on a median home value of $1,371,900. On a $400,000 home that is about $1,592 a year, or $133 a month once it is in escrow.

Is property tax high in Teton County?

No, the opposite: Teton County is in the cheapest tenth of the United States at 0.40%, against a national median of 0.84%.

Which Wyoming county has the lowest property tax?

Niobrara County at 0.38%, with Washakie County the most expensive at 0.70%. Teton County sits at 0.40%, 2nd cheapest of the 23 Wyoming counties with published data.

Will my Teton County tax bill change when I buy?

That depends on whether Wyoming revalues a property when it changes hands, and we have not loaded that rule for Wyoming. It matters: in states that reassess on sale, the seller's bill can badly understate what you will pay. Ask the Teton County assessor before you rely on the current figure.

Is there a homestead exemption in Teton County?

Not in the usual form. Wyoming’s 2025 legislature exempted 25% of the first $1,000,000 of fair market value on an owner-occupied single-family home, starting with the 2026 tax year. Because it is a percentage rather than a dollar figure, it is worth more the more expensive the house — the opposite of how most homestead exemptions behave.

Do seniors pay property tax in Teton County?

You must file an affidavit with the county assessor attesting that you live there, and you must occupy the property for at least eight months of the year. That is a Wyoming rule and it reaches Teton County like every other county in the state; the Teton County assessor or treasurer handles the application.

Is my Teton County home taxed on its full market value?

No. Wyoming assesses residential property at just 9.5% of market value — among the lowest levels of assessment anywhere in the country, and the main reason its bills look small next to states that tax the full amount. On a $400,000 home in Teton County that means roughly $38,000 of taxable value before any exemption.

Can I appeal my Teton County assessment?

You can contest the assessed value, but not the rate — the rate is set by elected bodies and is not open to appeal. Deadlines are short and usually run from the date the assessment notice was mailed rather than from when you opened it. The Teton County assessor's office publishes the current window, and in most jurisdictions there is no late appeal.

Does Wyoming have an income tax as well?

No. Wyoming does not tax wage income at all, which is part of why property tax carries more of the local funding burden here — the money has to come from somewhere.

Do I need a parcel number to use this calculator?

No, and that is deliberate. The Teton County assessor's own estimator generally asks for one, which is fine if you already own the property and useless if you are deciding whether to buy it. This works from the home value instead. It is an estimate built on the county's effective rate, which averages across every district inside Teton County, so your exact bill depends on your district combination and on any exemption you qualify for. For the binding figure, the Teton County assessor or treasurer is the authority.