What is the property tax rate in Caledonia County?

The combined effective property tax rate in Caledonia County, Vermont is approximately 1.95%.

Caledonia County Property Tax Calculator (2026)

Property Tax in Caledonia County, 2026

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

Caledonia 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). Caledonia's representative effective rate is ~1.95%. 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. Caledonia's representative combined rate is ~20 mills (~1.95% 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 Caledonia County rate breakdown (combined education + town municipal rate per $1,000 of AV (100% FMV; CLA + Statewide Adjustment Factor; towns/cities/villages assess), St. Johnsbury district)

Taxing entity	Rate
Combined statewide education + town municipal (St. Johnsbury FY26 homestead ~$2.05/$100, Lyndonville homestead ~$1.95/$100, Hardwick homestead ~$2.05/$100, Danville homestead ~$1.85/$100, Cabot homestead ~$1.85/$100 — equalized after CLA + Statewide Adjustment Factor; county avg ~1.95%)	19.5000
Combined total	19.5000

As of April 27, 2026 · From Town Listers (most VT towns) and town/city Assessors (Caledonia is part of "Northeast Kingdom" / NEK identity).

Note: Caledonia County is **part of the "Northeast Kingdom" / NEK** — Vermont's rural-northeastern cultural identity coined by Vermont Senator **George Aiken** in 1949. Anchored by **St. Johnsbury** (~7K — as **the NEK commercial-and-cultural capital** + home of **Maple Grove Farms** the 1915-founded American maple syrup brand as the American largest maple syrup packager + home of **Fairbanks Museum & Planetarium** the 1891-founded American natural history museum + **Fairbanks Scales** the 1830-founded American precision scale industrial heritage), **Lyndonville** (~5K — home of **Northern Vermont University-Lyndon** ~1,000 students 1911-founded as Lyndon Normal School), **Hardwick** (~3K — as **the "Town that Saved Itself"** 2008-2018 post-industrial farm-and-food revitalization + Center for Agricultural Economy + High Mowing Organic Seeds), **Danville** (~2K — 1786-incorporated town + home of **Cabot Creamery** corporate offices the Vermont dairy cooperative — **Cabot Cheese**), **Peacham** (~700 — 1776-incorporated town), **Cabot** (~1.5K — home of the **Cabot Creamery** factory + 1919-founded American dairy cooperative), and **Barnet** (~2K — 1763-incorporated town). Major employment includes substantial dairy + maple syrup industries (the **Cabot Creamery** + **Maple Grove Farms** + VT cheesemaker heritage), the **Northern Vermont University-Lyndon**, the **Northeastern Vermont Regional Hospital** in St. Johnsbury, and substantial NEK tourism + agricultural identity.

Note: Caledonia County effective property tax rates run approximately **1.95%** — among the higher in Vermont. The reason: declining commercial tax base + rural NEK economic challenges. Combined town homestead rates: St. Johnsbury 2.05/$100, Lyndonville 1.95/$100, Hardwick 2.05/$100. Median home values around $245K (substantially below Chittenden's $485K — NEK affordability) combined with the high effective rate produce median annual bills around $4,778.

Note: For relocation buyers: Caledonia County offers **the Northeast Kingdom + St. Johnsbury + Cabot + Maple Grove Farms** option — substantial affordability (Hardwick median home $185K, Danville $215K — lowest in northern New England), the **Northeast Kingdom culture** (American rural agricultural heritage + VT maple syrup + dairy + cheese traditions), the **Cabot Creamery** + **Maple Grove Farms** + VT cheesemaker heritage, the **Fairbanks Museum & Planetarium** in St. Johnsbury (the American 1891-founded natural history museum), exceptional outdoor recreation (the **Burke Mountain Resort** ski + Kingdom Trails the American mountain biking network + Willoughby Gap + **Northeast Kingdom** rural beauty), and substantial Lyndonville-area NVU cultural identity. The trade-off: aggressive distance from major US population centers (St. Johnsbury to Burlington ~80 mi, St. Johnsbury to Boston ~160 mi via I-93), persistent NEK declining demographics (NEK population peak 1970s, has declined 15%+ since), aggressive Vermont winter (Caledonia 100+ inch annual snowfall + subzero January-February temperatures).

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 Caledonia County

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

City or town	Type	Population (2020)
St. Johnsbury County seat	town	7,000
Lyndonville	town	5,000
Hardwick	town	3,000
Danville	town	2,000
Barnet	town	2,000
Cabot	town	1,500
Peacham	town	700

About city-level property tax rates: The rate breakdown and calculator on this page reflect the St. Johnsbury tax district. Other cities in Caledonia 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 (Caledonia is part of "Northeast Kingdom" / NEK identity) 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 Caledonia County

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

Weird fact

**Cabot Creamery** in Cabot (founded **1919** — 106 years and counting) is **the American dairy cooperative + Cabot Cheese brand**. The 1919-founded dairy cooperative as the **first American farmer-owned cheese cooperative** is known for **800+ VT dairy farm cooperative members** (since 1992 merger with Agri-Mark) + American **Cabot Sharp Cheddar** + **Cabot Vermont Sharp Cheddar** + **Cabot Seriously Sharp** + dozens of cheese varieties. The **Cabot Creamery Visitor Center** in Cabot (annual 75,000+ visitors) is known for **factory tours** + **cheese tasting** + **Vermont dairy heritage displays**. The **Maple Grove Farms** in St. Johnsbury (founded **1915** — 110 years and counting) is **the American largest maple syrup packager** — 7+ million bottles of maple syrup annually + **Maple Grove Farms Visitor Center** + **Maple Museum** drawing 50,000+ annual visitors. The **Fairbanks Museum & Planetarium** in St. Johnsbury (founded **1891** by Franklin Fairbanks the Fairbanks Scales heir) is **the American 1891-founded natural history museum** — 175,000+ specimens + **Eye-on-the-Sky** weather forecasting (the VT **NPR** daily weather forecast) + **Lyman Spitzer Planetarium** (the American oldest continuously-operating planetarium 1962-founded). The **Northeast Kingdom** is the VT cultural identity coined by **George Aiken** (the US Senator from VT 1941-1975) 1949 speech identifying rural northeastern Vermont cultural identity.

Hometown hero

Fairbanks family + George Aiken + countless CC-VT figures

**Erastus Fairbanks** (1792-1864 — **20th + 22nd Governor of Vermont** 1852-1853 + 1860-1861 + **Fairbanks Scales** the 1830-founded American precision scale industrial company co-founder + born in Brimfield MA + St. Johnsbury VT industrial leader) is as American 19th-century industrial leader. **Thaddeus Fairbanks** (1796-1886 — American **inventor of platform scale** 1830 — brother of Erastus Fairbanks + Fairbanks Scales co-founder) is for American precision scale invention. **Franklin Fairbanks** (1828-1895 — Erastus Fairbanks's son + **Fairbanks Museum & Planetarium** 1891 founder + **St. Johnsbury Athenaeum** 1873 founder) is as American 19th-century cultural philanthropist. **George Aiken** (1892-1984 — **64th Governor of Vermont** 1937-1941 + **US Senator from Vermont** 1941-1975 — longest-serving US Senator from Vermont + 1949 **Northeast Kingdom** identity coining + born in Dummerston VT in Windham County, subsequently Putney VT) is the 20th-century VT political leader. **Other notable Caledonia County figures** include: **Cabot Creamery** + **Maple Grove Farms** + dozens of VT dairy + maple syrup industry leaders.

Biggest annual event

Cabot Creamery + Fairbanks Museum + Maple Grove Farms + Burke Mountain ski

The **Cabot Creamery Visitor Center** in Cabot draws **75,000+ annual visitors** with factory tours + cheese tasting. The **Maple Grove Farms** in St. Johnsbury draws **50,000+ annual visitors** with maple syrup factory tours + **Maple Museum**. The **Fairbanks Museum & Planetarium** in St. Johnsbury draws 35,000+ annual visitors with 175,000+ specimens + **Eye-on-the-Sky** VT NPR weather forecast. The **Burke Mountain Resort** ski (53 trails + 6 lifts + 270 acres of terrain) draws 100,000+ annual skier-visits + **Burke Mountain Academy** the American 1970-founded ski racing boarding school (alumna **Mikaela Shiffrin** the American Olympic ski champion). The **Kingdom Trails** in East Burke (the American mountain biking network — 100+ trails + 60,000+ annual mountain bikers) draws American mountain biking international identity.

Property Tax in Caledonia County, 2026