What is the property tax rate in Bennington County?

The combined effective property tax rate in Bennington County, Vermont is approximately 1.85%.

Bennington County Property Tax Calculator (2026)

Property Tax in Bennington County, 2026

A calculator and field guide for Bennington-area homeowners — and for anyone considering a move to Bennington 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).

Bennington 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). Bennington's representative effective rate is ~1.85%. 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. Bennington's representative combined rate is ~19 mills (~1.85% 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 Bennington County rate breakdown (combined education + town municipal rate per $1,000 of AV (100% FMV; CLA + Statewide Adjustment Factor; towns/cities/villages assess), Bennington district)

Taxing entity	Rate
Combined statewide education + town municipal (Bennington FY26 homestead ~$1.95/$100, Manchester homestead ~$1.45/$100 due to substantial affluent + Hildene + retail commercial tax base, Stratton homestead ~$1.55/$100 due to substantial Stratton Mountain ski tax base, Arlington homestead ~$1.85/$100 — equalized after CLA + Statewide Adjustment Factor; county avg ~1.85%)	18.5000
Combined total	18.5000

As of April 27, 2026 · From Town Listers (most VT towns) and town/city Assessors (Bennington Battle Monument + Manchester Hildene).

Note: Bennington County is **southwestern Vermont + the Bennington Battle Monument + Manchester Hildene + Norman Rockwell Arlington heritage** — anchored by **Bennington** (~9K — home of **Bennington Battle Monument** the 306-foot obelisk 1891-built as **the tallest structure in Vermont** — commemorating 1777 Battle of Bennington American Revolutionary War victory + home of **Bennington College** ~700 students the 1932-founded American progressive liberal arts college), **Manchester** (~5K — home of **Hildene** the 1905-built home of **Robert Todd Lincoln** the son of President Abraham Lincoln + US Secretary of War 1881-1885 + US Ambassador to UK 1889-1893 + **Manchester outlet shopping** + **Equinox Resort** the 1769-founded VT historic hotel), **Arlington** (~2.5K — as **the home of Norman Rockwell** the American illustrator 1939-1953 **Arlington 1944 *Saturday Evening Post* covers** based on Arlington VT residents), **Pownal** (~3K — 1760-incorporated town + VT-MA-NY tri-corner), **Shaftsbury** (~3K — 1761-incorporated town + home of **Robert Frost Stone House Museum** 1920-1929 Frost home), **Stratton** (~200 year-round, ~5K+ in winter — home of **Stratton Mountain Resort** the VT 670-acre southern VT ski resort), and **Dorset** (~2K — 1761-incorporated town + Dorset Theatre Festival). Major employment includes substantial Stratton Mountain ski tourism (~600,000 annual skier-visits), the **Bennington College**, the **Southern Vermont College**, and substantial Manchester outlet retail.

Note: Bennington County effective property tax rates run approximately **1.85%** — moderate-high by Vermont standards. **Manchester at ~$1.45/$100 homestead** is lower than average due to substantial Hildene + Manchester outlets commercial tax base + affluent residential. **Stratton at ~$1.55/$100** is lower due to substantial Stratton Mountain ski commercial tax base. Bennington ~$1.95/$100, Arlington ~$1.85/$100. Median home values around $310K combined with the moderate-high effective rate produce median annual bills around $5,735.

Note: For relocation buyers: Bennington County offers **the southwestern Vermont + Manchester affluent + Stratton ski + Norman Rockwell heritage** option — substantial NYC reach (Bennington to NYC ~165 mi via Hudson Valley + I-90, Manchester to NYC ~175 mi), the **Hildene** (the Robert Todd Lincoln estate + American presidential heritage tourism draw), the **Manchester outlet shopping** (100+ outlet stores + Manchester Designer Outlets), the **Bennington Battle Monument** (the tallest structure in Vermont + American Revolutionary War heritage), the **Norman Rockwell Arlington heritage** (1939-1953 Rockwell **Arlington Inn** + American illustrator tradition), the **Bennington College** + **Bennington Museum**, and exceptional Stratton + Bromley + Magic Mountain ski. The trade-off: aggressive Manchester housing prices (Manchester median home $625K, Dorset $850K, Stratton ski-condo $1M+), persistent Bennington lower-income demographics (Bennington median home $235K affordable but with substantial post-industrial economic transition).

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 Bennington County

Bennington County contains 7 incorporated municipalities, ranging from Bennington 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 Bennington County is subject to Bennington County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Bennington County seat	town	9,000
Manchester	town	5,000
Pownal	town	3,000
Shaftsbury	town	3,000
Arlington	town	2,500
Dorset	town	2,000
Stratton	town	200

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Bennington tax district. Other cities in Bennington 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 (Bennington Battle Monument + Manchester Hildene) 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 Bennington County

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

Weird fact

The **Bennington Battle Monument** (in Bennington, dedicated **1891** — 134 years and counting) is **the tallest structure in Vermont** — **306 feet 4.5 inches** obelisk commemorating **1777 Battle of Bennington** (August 16, 1777 American Revolutionary War victory by American Brigadier General John Stark commanding 1,500 New Hampshire militia + 1,000 Vermont militia + Massachusetts militia against 1,400 British/Hessian/Loyalist forces commanded by Lieutenant Colonel Friedrich Baum). The 1777 Battle of Bennington American victory is **a turning-point battle of American Revolutionary War** — leading directly to October 1777 **Battle of Saratoga** American victory + 1778 French alliance + 1781 Yorktown American victory ending American Revolutionary War. The **Bennington Battle Monument** 1891 dedication drew 25,000+ attendees including **President Benjamin Harrison** (the 23rd US President 1889-1893). The **412-step interior staircase** + elevator (1958-installed) lead to observation deck at 200-foot viewing platform — views of VT-NY-MA tri-state panorama. The **Bennington Battle Monument annual August 16 celebration** is the annual VT state holiday commemoration. **Norman Rockwell** (1894-1978 — American illustrator lived in **Arlington VT** in Bennington County **1939-1953**) is known — **Saturday Evening Post covers** 1939-1953 based on Arlington VT residents (**The Four Freedoms** 1943 — as the American WWII patriotic illustrations **Freedom of Speech** + **Freedom of Worship** + **Freedom from Want** + **Freedom from Fear** — as the American 1943 WWII propaganda illustrations + **Saying Grace** 1951 + **Breaking Home Ties** 1954). The **Norman Rockwell Exhibition** in Arlington (1976-founded) preserves 1939-1953 Rockwell VT illustration heritage.

Hometown hero

Norman Rockwell + Robert Todd Lincoln + Robert Frost + countless BC-VT figures

**Norman Rockwell** (1894-1978 — American illustrator lived in **Arlington VT** in Bennington County 1939-1953) is known — **Saturday Evening Post covers** 1939-1953 (the **The Four Freedoms** 1943 + **Saying Grace** 1951 + **Breaking Home Ties** 1954 + dozens of **Saturday Evening Post** covers based on Arlington VT residents) — as the American 20th-century illustrator. Rockwell's 1953 move to **Stockbridge MA** continued American illustrator 1953-1978 tenure (as the **Norman Rockwell Museum** in Stockbridge MA). **Robert Todd Lincoln** (1843-1926 — son of President Abraham Lincoln + US Secretary of War 1881-1885 + US Ambassador to UK 1889-1893 + Pullman Company President 1897-1911) is known — **Hildene** the 1905-built Manchester VT estate (412-acre estate + 24-room Georgian Revival mansion + original 1908-installed **Aeolian pipe organ** + **Lincoln family papers**). **Robert Frost** (1874-1963 — American 4-time Pulitzer Prize for Poetry laureate, primarily VT identity in Addison County, see Addison) is known for the 1920-1929 **Stone House** home in **Shaftsbury** in Bennington County (as the **Robert Frost Stone House Museum** 1920-1929 Frost **Stopping by Woods on a Snowy Evening** 1923 composition site). **Other notable Bennington County figures** include: **Grandma Moses** (Anna Mary Robertson Moses, 1860-1961 — American folk-art painter — lived in Bennington VT + Eagle Bridge NY area + 1939 self-taught painting career launched at age 78 + 1949 *Time* magazine cover); **Ethan Allen** (1738-1789 — Vermont Republic 1777-1791 co-founder + American Revolutionary War Green Mountain Boys leader); dozens of American Revolutionary War figures.

Biggest annual event

Bennington Battle Day + Hildene + Stratton Mountain ski + Manchester outlets

The **Bennington Battle Day** (annual, August 16 — Vermont state holiday since 1891) commemorates **1777 Battle of Bennington** + **Bennington Battle Monument** 306-foot obelisk annual celebration drawing 5,000+ attendees. The **Hildene** (the Robert Todd Lincoln estate in Manchester) draws **75,000+ annual visitors** with American presidential heritage tourism + annual Hildene **Polo Tournament** + annual Lincoln Family Christmas. The **Stratton Mountain Resort** draws **600,000+ annual skier-visits** — as the southern VT ski resort NYC weekend-warrior destination. The **Manchester outlet shopping** (100+ outlet stores + Manchester Designer Outlets) draws 2+ million annual visitors. The **Bennington Museum** + **Norman Rockwell Exhibition** in Arlington annual cultural programming.

Property Tax in Bennington County, 2026