What is the property tax rate in Addison County?

The combined effective property tax rate in Addison County, Vermont is approximately 1.75%.

Addison County Property Tax Calculator (2026) — Vermont Property Tax Almanac

Property Tax in Addison County, 2026

A calculator and field guide for Middlebury-area homeowners — and for anyone considering a move to Addison County — including Vermont's 100% assessment ratio, the structurally unique 2-tier education property tax system (homestead vs nonhomestead rates set annually by the Yield Bill — FY2026 nonhomestead $1.703/$100, homestead property yield $8,596), the Common Level of Appraisal (CLA) that adjusts town tax rates for stale assessments, the income-sensitive Property Tax Credit (HS-122) for HHI ≤ $115,400 that calculates education tax as a percentage of household income (refundable via state income tax), and the $40,000 minimum Veteran Exemption (32 V.S.A. §3802(11)) for 50%+ disabled vets — towns may adopt up to $120,000. Vermont effective rates run ~1.83% statewide median (top 10 highest in US).

Addison County is part of Vermont's structurally unique 2-tier education property tax system. Vermont assesses at 100% of FMV; tax = AV × combined (statewide education + town municipal) rate / 1,000. Vermont has ~252 municipal entities — towns/cities/villages assess, counties retain only "side judges" and judicial functions. The Yield Bill sets education rates annually (FY2026 nonhomestead $1.703/$100, homestead property yield $8,596). Addison's representative effective rate is ~1.75%. VT runs ~1.83% statewide median (top 10 highest US).

How the bill is built

Each town's listers determine FMV as of April 1. The annual Equalization Study computes each town's Common Level of Appraisal (CLA) by comparing listed values to recent sales — towns with CLA below 100% get rates ADJUSTED UP. Per Act 183 of 2024 (FY2026+), CLA is then divided by the Statewide Adjustment Factor. Homestead rate = (district per-pupil spending / $8,596) × $1.00 × CLA / SA. Nonhomestead = $1.703/$100 × CLA / SA. Add town municipal rate. Addison's representative combined rate is ~18 mills (~1.75% effective). Bills issue in 2-4 installments, varies by town.

Vermont's Property Tax Credit is income-based, not age-based. For homesteads with HHI ≤ $115,400 (2025), education property tax is calculated as a PERCENTAGE OF HOUSEHOLD INCOME (2.00% × district per-pupil spending / $12,172 income yield) instead of property value. Qualifying homesteads pay the lesser of the two; the difference is refunded as state income tax credit (form HS-122). Available regardless of age, though benefits seniors disproportionately due to fixed incomes. File by April 15.

Homestead Declaration (HS-122) is REQUIRED annually by April 15. Without it, properties default to the higher NONHOMESTEAD education rate ($1.703/$100 FY2026 vs the income-adjusted homestead rate). The HS-122 also enables Property Tax Credit eligibility. Vermont's veteran exemption (32 V.S.A. §3802(11)) is $40,000 minimum AV reduction for vets with VA disability ≥ 50%; towns may adopt up to $120,000. VT does NOT provide categorical full-vet exemption.

2026 Addison County rate breakdown (combined education + town municipal rate per $1,000 of AV (100% FMV; CLA + Statewide Adjustment Factor; towns/cities/villages assess), Middlebury district)

Taxing entity	Rate
Combined statewide education + town municipal (Middlebury FY26 homestead ~$1.65/$100 due to substantial Middlebury College commercial tax base + affluent residential, Vergennes homestead ~$1.85/$100, Bristol homestead ~$1.85/$100 — equalized after CLA + Statewide Adjustment Factor; county avg ~1.75%)	17.5000
Combined total	17.5000

As of April 27, 2026 · From Town Listers (most VT towns) and town/city Assessors (Middlebury College + affluent Champlain Valley).

Note: Addison County is **the Champlain Valley + Middlebury College + Vermont central agricultural heritage** — anchored by **Middlebury** (~9K — home of **Middlebury College** ~2,800 students, the 1800-founded American private liberal arts college + Bread Loaf Writers' Conference 1926-founded American writers' workshop in Ripton + Middlebury Language Schools American immersion language education), **Vergennes** (~2.5K — as **the "smallest city incorporated in United States" by 1788 charter** + 1788-incorporated city — 3rd-oldest US city after 1640 New York City + 1727 Albany + home of **Lake Champlain Maritime Museum** the 1986-founded American maritime museum), **Bristol** (~4K — 1762-incorporated town + New Haven River + Bristol Falls), **Bridport** (~1K), **Cornwall** (~1K — 1761-incorporated town), **Ferrisburgh** (~3K — home of **Rokeby Museum** the 1791-founded American Quaker abolitionist farm + **Underground Railroad** National Historic Landmark), and **Weybridge** (~1K — home of **University of Vermont Morgan Horse Farm** the American Morgan horse breeding heritage farm). Major employment includes substantial **Middlebury College** (~1,200 employees — as the American "Little Ivy" + NESCAC member), the **Porter Medical Center**, substantial dairy + agricultural industries, and substantial Champlain Valley cultural tourism.

Note: Addison County effective property tax rates run approximately **1.75%** — moderate-high by Vermont standards. **Middlebury at ~$1.65/$100 homestead** is lower than average due to substantial Middlebury College + Bread Loaf commercial tax base + affluent residential. Vergennes ~$1.85/$100, Bristol ~$1.85/$100. Median home values around $365K combined with the moderate-high effective rate produce median annual bills around $6,388.

Note: For relocation buyers: Addison County offers **the premier Middlebury College + Champlain Valley + Vermont central + Lake Champlain** option — substantial Middlebury College-anchored economy + American "Little Ivy" + NESCAC athletic identity, the **Bread Loaf Writers' Conference** in Ripton (1926-founded American writers' workshop 99 years and counting), exceptional cultural amenities (the **Robert Frost Stone House Museum** in Shaftsbury — 1920-1929 Frost residence the **Robert Frost Cabin** in Ripton — 1939-1963 Frost summer residence + **Robert Frost Interpretive Trail** in Ripton — VT writer heritage trail), the **Rokeby Museum** (the American Quaker abolitionist Underground Railroad National Historic Landmark), the **University of Vermont Morgan Horse Farm** (the American Morgan horse breeding heritage farm), exceptional Lake Champlain access (Vergennes + Ferrisburgh shoreline). The trade-off: aggressive Middlebury housing prices (Middlebury median home $475K, affluent towns 5+ acre lots $700K+), distance from major Vermont urban centers (Middlebury to Burlington ~36 mi via Route 7).

Deductions and exemptions for 2026

Vermont homeowner property tax relief operates through several mechanisms — primarily through the structurally unique income-sensitivity Property Tax Credit, plus the homestead vs nonhomestead rate distinction, plus partial veteran AV reduction. Vermont's primary relief mechanisms: (1) the Property Tax Credit / Income Sensitivity (form HS-122 — for homesteads with HHI ≤ $115,400, education tax = LESSER of property-based or 2.00% × HHI scaled), (2) the Homestead Declaration (HS-122 — qualifies for homestead vs nonhomestead rate), (3) the $40,000 Disabled Veteran Exemption (32 V.S.A. §3802(11) — towns may adopt up to $120,000), and (4) the Property Tax Deferral / Tax Abatement (case-by-case town option for hardship cases).

Homestead Declaration (form HS-122)

Vermont homeowners must file a Homestead Declaration with the town by April 15 each year to qualify for the homestead education property tax rate (lower than nonhomestead). Properties without a filed declaration default to the nonhomestead rate ($1.703/$100 FY2026 statewide uniform per Act 24 of 2025) — a meaningful tax penalty for primary residences. Eligibility: Vermont resident, own and occupy as principal dwelling as of April 1 of tax year. If you lease the homestead to a tenant for more than 182 days/year, it becomes nonhomestead. The HS-122 also enables Property Tax Credit eligibility — file HS-122 EVEN if you don't expect to qualify for the income-based Property Tax Credit (just to lock in homestead status).

Property Tax Credit / Income Sensitivity (form HS-122)

Vermont's structurally unique relief mechanism — for homesteads with household income at or below $115,400 (2025 limit, 2026 tax year), education property tax is calculated as a PERCENTAGE OF HOUSEHOLD INCOME (2.00% × district per-pupil spending / $12,172 income yield) rather than a percentage of property value. Qualifying homesteads pay the LESSER of property-based or income-based — the difference is refunded via state income tax return as a Property Tax Credit. Effective benefit ranges from $0 (high-income) to $4,000+ (low-income retirees with high property values). File HS-122 by April 15 (extension to October 15) — claimed on Form HS-122, processed by Vermont Department of Taxes. The credit appears on the FOLLOWING year's property tax bill (not the current year's) as a state payment to the town.

Disabled Veteran Property Tax Exemption (32 V.S.A. §3802(11))

$40,000 statewide minimum AV reduction for veterans with VA disability rating ≥ 50% (or specific categories at 100% including loss of limb, blindness). Towns may adopt higher amounts up to $120,000 by town meeting vote — some Vermont towns (Burlington, South Burlington, Manchester) have adopted higher amounts. Surviving spouses of qualifying disabled veterans continue to receive the exemption (not all states extend this). Vermont does NOT provide a categorical full property tax exemption for 100% disabled veterans. Apply with town assessor/lister (NOT county) by April 1. Submit VA disability rating decision and DD-214. On a home in a town with a $20/$1,000 mill rate, the $40,000 exemption saves approximately $800/year (or up to $2,400/year in towns with $120,000 adoption).

Common Level of Appraisal (CLA) + Statewide Adjustment Factor

Each year, the Vermont Department of Taxes conducts an Equalization Study comparing town listed values to actual sale prices over the prior 3 years to compute each town's CLA. Towns where AVs have fallen behind market values (CLA below 100%) get their education tax rates ADJUSTED UP to compensate. NEW for FY2026 (Act 183 of 2024): Vermont introduces the Statewide Adjustment Factor — each town's CLA is now divided by the statewide adjustment (the average level of appraisal) rather than applied directly. The intent: smooth out year-over-year volatility and produce more transparent equalization. Reassessment is required when a town's CLA falls below 85% of fair market value, but many towns delay reassessment for years/decades.

Appealing your assessment

Vermont property tax appeals follow a 4-tier process. Level 1: Local Listers/Assessor. File grievance with town listers within 14 days after Notice of Change in Appraisal (typically May-June). The Listers must hold a hearing within the next month. Level 2: Board of Civil Authority (BCA). Appeal within 14 days of Lister decision. The BCA is composed of town selectboard members, justices of the peace, and the town clerk. Level 3: State Appraisal District OR Vermont Superior Court (Civil Division). Appeal within 30 days of BCA decision — taxpayer chooses path. Level 4: Vermont Supreme Court (rare). Most appeals are resolved at Level 1 or 2. Tax cycle: assessment date is April 1; bills typically issued in 2-4 installments per year.

Cities and towns in Addison County

Addison County contains 7 incorporated municipalities, ranging from Middlebury to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Addison County is subject to Addison County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Middlebury County seat	town	9,000
Bristol	town	4,000
Ferrisburgh	town	3,000
Vergennes	city	2,500
Bridport	town	1,000
Cornwall	town	1,000
Weybridge	town	1,000

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Middlebury tax district. Other cities in Addison County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Town Listers (most VT towns) and town/city Assessors (Middlebury College + affluent Champlain Valley) before relying on any estimate.

Frequently asked questions

When are Vermont property taxes due?

Vermont property tax assessment date is April 1 (the date that determines ownership and property characteristics for the tax year). Bills are typically issued in 2-4 installments per year (varies by town — most VT towns use August/November/March/May or similar quarterly split). Vermont's tax year runs July 1 – June 30 (state fiscal year alignment). Late payments accrue 8% interest. Most homeowners pay through escrow via mortgage servicer.

What's the difference between Vermont's homestead rate and nonhomestead rate?

Vermont uses a structurally unique 2-tier education property tax system. The homestead rate applies to primary residences — calculated as (district per-pupil spending / $8,596 homestead property yield) × $1.00 base rate, then adjusted by CLA / Statewide Adjustment Factor. Most towns: ~$1.50-$2.10/$100 of equalized FMV. The nonhomestead rate applies to non-resident-owned, rental, and second homes — set annually by the Yield Bill at a single statewide uniform rate (FY2026: $1.703/$100 per Act 24 of 2025). Vermont homeowners must file a Homestead Declaration (HS-122) by April 15 each year to qualify for the homestead rate — properties without a filed declaration default to the nonhomestead rate.

How does Vermont's Property Tax Credit (income sensitivity) work?

For homesteads with household income at or below $115,400 (2025), Vermont calculates education property tax as a PERCENTAGE OF HOUSEHOLD INCOME (2.00% × district per-pupil spending / $12,172 income yield) rather than a percentage of property value. Qualifying homesteads pay the LESSER of property-based or income-based — the difference is refunded via state income tax return as a Property Tax Credit (form HS-122, formerly called Property Tax Rebate). Available to ALL income-qualifying homesteads regardless of age. Effective benefit ranges from $0 (high-income) to $4,000+ (low-income retirees with high property values). The credit appears on the FOLLOWING year's property tax bill as a state payment to the town. File HS-122 by April 15 (extension to October 15).

Why are Vermont effective property tax rates so high?

Vermont effective rates run ~1.83% statewide median — among the top 10 highest in the United States. Three structural reasons: (1) Education funding — Vermont funds K-12 public education almost entirely through the statewide education property tax (homestead + nonhomestead rates set annually by the Yield Bill), so property tax does substantial revenue work. (2) Small-state economics — Vermont has only ~647K residents but maintains a full state government, court system, and ~252 local governments (towns + cities + villages); property tax is a primary funding source. (3) Limited commercial/industrial tax base — Vermont has limited large-scale commercial/industrial property compared to most states; residential property carries proportionally more of the burden. Vermont partially offsets the high rates through the income-sensitivity Property Tax Credit (see above).

How does Vermont's Disabled Veteran Exemption work?

32 V.S.A. §3802(11) provides a $40,000 statewide minimum AV reduction for veterans with VA disability rating ≥ 50% (or specific categories at 100% including loss of limb, blindness). Towns may adopt higher amounts up to $120,000 by town meeting vote — some Vermont towns (Burlington, South Burlington, Manchester) have adopted higher amounts. Surviving spouses of qualifying disabled veterans continue to receive the exemption. Vermont does NOT provide a categorical full property tax exemption for 100% disabled veterans — Vermont joins the partial-treatment list (CT, NH, NV, UT, KY, ME) rather than the categorical full-exemption states. Apply with town assessor/lister (NOT county) by April 1. Submit VA disability rating decision and DD-214.

What is the Common Level of Appraisal (CLA) and the new Statewide Adjustment Factor?

The CLA measures how closely a town's grand list values match actual market values. The Vermont Department of Taxes conducts an annual Equalization Study comparing town listed values to actual sale prices over the prior 3 years. Towns where AVs have fallen behind market values (CLA below 100%) get their education tax rates ADJUSTED UP to compensate. NEW for FY2026 (Act 183 of 2024): Each town's CLA is now divided by the Statewide Adjustment Factor (the average level of appraisal across Vermont) to produce the final adjustment. Reassessment is required when a town's CLA falls below 85% of fair market value, but many towns delay reassessment for years/decades. Vermont's new Regional Assessment Districts (RADs, 12 total based on counties) will require joint reappraisal contracts going forward.

About Addison County

Beyond the property tax — a few things you might not know about the place.

Weird fact

**Middlebury College** in Middlebury (founded **1800** — 225 years and counting) is **one of the American "Little Ivies"** + NESCAC member + for 2,800 students + **Middlebury Language Schools** (1915-founded — as the American immersion language education leader, 11 languages + 1,500 annual language students + **language pledge** requiring 24/7 speaking only target language). The **Bread Loaf Writers' Conference** (1926-founded by American poet **Robert Frost** + novelist **Willa Cather** + dozens of American literary figures — as the American oldest continuously-running writers' workshop) is as annual late-August 12-day workshop drawing 250+ American writers + faculty annually + dozens of American literary celebrities past + present. The **Robert Frost** (1874-1963 — American 4-time Pulitzer Prize for Poetry laureate 1924 + 1931 + 1937 + 1943) long-term VT identity is known for the 1939-1963 annual **Homer Noble Farm** summer residence in **Ripton** in Addison County. **Vergennes** is the **"smallest city incorporated in United States"** by the 1788 charter date — 3rd-oldest US city after 1640 New York City + 1727 Albany — approximately 2,500 residents + 2.5 square miles. The **Lake Champlain Maritime Museum** in Vergennes (1986-founded) is for American Lake Champlain maritime heritage 1776-2025 250 years.

Hometown hero

Robert Frost + Middlebury alumni + countless AC-VT figures

**Robert Frost** (1874-1963 — American 4-time Pulitzer Prize for Poetry laureate) is for long-term VT identity — 1939-1963 annual **Homer Noble Farm** summer residence in **Ripton** in Addison County (as the 1939-purchased 150-acre farm where Frost wrote dozens of poems including *The Gift Outright* 1942 + *Birches* late-edits + *In a Glass of Cider*). Frost's **Robert Frost Cabin** + **Robert Frost Interpretive Trail** in Ripton are as the American writer's VT heritage trail. Frost's 4 Pulitzer Prizes 1924 (*New Hampshire*) + 1931 (*Collected Poems*) + 1937 (*A Further Range*) + 1943 (*A Witness Tree*) American poetry leadership. Frost's 1961 **John F. Kennedy presidential inauguration reading** of *The Gift Outright* (as the only American poet to read at US presidential inauguration until 1993 Maya Angelou) is. **Other notable Addison County figures** include: **Joseph Battell** (1839-1915 — American philanthropist + University of Vermont Morgan Horse Farm donor — born in Middlebury VT); **Alexander Twilight** (1795-1857 — as the **first African-American to graduate from US college** Middlebury College 1823 — subsequently American educator + VT state legislator); dozens of Middlebury College alumni including **Ari Fleischer** (born 1960 — White House Press Secretary 2001-2003 under President George W. Bush) + Eve Ensler (born 1953 — playwright of *The Vagina Monologues* 1996).

Biggest annual event

Bread Loaf Writers' Conference + Middlebury College + Festival on the Green + Lake Champlain

The **Bread Loaf Writers' Conference** in Ripton (annual, late August since 1926 — 99 years and counting) draws **250+ writers + faculty** annually — as the American oldest continuously-running writers' workshop. The **Middlebury College** Festival on the Green (annual, second week of July since 1979) draws 25,000+ attendees over 6 days with free outdoor music + theater performances. The **Robert Frost Cabin** + **Robert Frost Interpretive Trail** in Ripton draw 25,000+ annual visitors. The **Lake Champlain Maritime Museum** in Vergennes draws 35,000+ annual visitors with VT maritime heritage. The **Rokeby Museum** in Ferrisburgh (the American Underground Railroad National Historic Landmark) draws 10,000+ annual visitors.

Property Tax in Addison County, 2026