What is the property tax rate in Orleans County?

The combined effective property tax rate in Orleans County, Vermont is approximately 2.00%.

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

Property Tax in Orleans County, 2026

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

Orleans 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). Orleans's representative effective rate is ~2.00%. 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. Orleans's representative combined rate is ~20 mills (~2.00% 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 Orleans County rate breakdown (combined education + town municipal rate per $1,000 of AV (100% FMV; CLA + Statewide Adjustment Factor; towns/cities/villages assess), Newport district)

Taxing entity	Rate
Combined statewide education + town municipal (Newport City FY26 homestead ~$2.15/$100, Barton homestead ~$2.05/$100, Derby homestead ~$1.95/$100, Glover homestead ~$1.95/$100 — equalized after CLA + Statewide Adjustment Factor; county avg ~2.00%)	20.0000
Combined total	20.0000

As of April 27, 2026 · From Town Listers (most VT towns) and town/city Assessors (Orleans is part of "Northeast Kingdom" + Lake Memphremagog cross-border).

Note: Orleans County is **the northern Vermont + Quebec border + Lake Memphremagog + part of "Northeast Kingdom" / NEK** — anchored by **Newport** (~4K — as **the VT NEK commercial center** + **Lake Memphremagog** the 31-mile cross-border lake VT-Quebec + **Northern Express VT-Quebec commercial activity** + annual **Aquafest** July lake festival), **Barton** (~3K — home of **Crystal Lake State Park** + **Orleans County Fair** the 1875-founded American agricultural fair), **Derby** (~5K — home of **Lake Salem** + I-91 Quebec border crossing), **Glover** (~1K — as **the home of Bread & Puppet Theater** the 1968-founded American political-puppet theater company by **Peter Schumann** — as the American politically-engaged puppet theater + annual **Bread & Puppet Domestic Resurrection Circus** annual August outdoor political-art festival drawing 5,000+ attendees), **Greensboro** (~700 — home of **Hill Farmstead Brewery** the 2010-founded American craft brewery as **Best Brewery in the World** by **RateBeer** 2013 + 2014 + 2015 + 2017 + 2018 + 2019 + 2020 — as American craft beer cult brewery saison + farmhouse ale traditions), **Craftsbury** (~1K), and **Albany** (~700). Major employment includes substantial agricultural + dairy industries, the **Orleans County Memorial Hospital**, substantial cross-border Quebec commerce, and substantial NEK tourism.

Note: Orleans County effective property tax rates run approximately **2.00%** — among the higher in Vermont. The reason: declining commercial tax base + rural NEK economic challenges. Combined town homestead rates: Newport City 2.15/$100 (highest), Barton 2.05/$100. Median home values around $235K (the lowest in our Vermont coverage by far) combined with the high effective rate produce median annual bills around $4,700.

Note: For relocation buyers: Orleans County offers **the remote rural northern Vermont + Lake Memphremagog cross-border + Quebec proximity + Bread & Puppet Theater + Hill Farmstead** option — substantial affordability (Newport median home $185K, Barton $165K — lowest in northern New England), the **Bread & Puppet Theater** + American political-art puppet theater heritage, the **Hill Farmstead Brewery** in Greensboro (the American craft beer cult brewery annual pilgrimage destination), exceptional outdoor recreation (the **Lake Memphremagog** the 31-mile cross-border VT-Quebec lake + **Jay Peak Resort** the 76-trail VT ski resort 360+ inch annual snowfall + Crystal Lake State Park + Willoughby Gap), and substantial Quebec cross-border culture (French-speaking communities + Northern Express US-Quebec commerce). The trade-off: aggressive distance from major US population centers (Newport to Burlington ~95 mi, Newport to Boston ~225 mi via I-91), persistent Orleans population decline (Orleans peaked at 30K in 1980, has declined 10%+), aggressive Vermont winter (Newport 110+ inch annual snowfall + Jay Peak 360+ inch annual snowfall + 6-month snow cover).

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 Orleans County

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

City or town	Type	Population (2020)
Derby	town	5,000
Newport County seat	city	4,000
Barton	town	3,000
Glover	town	1,000
Craftsbury	town	1,000
Greensboro	town	700
Albany	town	700

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Newport tax district. Other cities in Orleans 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 (Orleans is part of "Northeast Kingdom" + Lake Memphremagog cross-border) 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 Orleans County

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

Weird fact

**Bread & Puppet Theater** in Glover (founded **1968** by **Peter Schumann** in NYC, subsequently relocated to Glover VT in **1974** — 57 years and counting in VT) is **the American politically-engaged puppet theater company**. The 57-year history is for: **larger-than-life political puppets** (15-foot paper-mâché + cardboard puppets); **Bread & Puppet bread** (freshly-baked VT rye bread served free at performances — as the company namesake); **annual Domestic Resurrection Circus** 1972-2000s annual August outdoor political-art festival drawing 30,000+ attendees at peak 1990s; **politically-charged content** 1960s-2020s American leftist political commentary; **Bread & Puppet Museum** in Glover (1974-founded — converted 1860s-built barn displaying 50+ years of puppet archival artifacts). The **Hill Farmstead Brewery** in Greensboro (founded **2010** by **Shaun Hill** — 8th-generation VT dairy farm descendant) is **the American craft beer cult brewery** — **Best Brewery in the World** by **RateBeer** 2013 + 2014 + 2015 + 2017 + 2018 + 2019 + 2020 (as American 7-year + total) + annual pilgrimage destination drawing 50,000+ annual craft beer visitors. The **saison + farmhouse ale + American IPA** specializations + **8th-generation VT dairy farm heritage** + **3-bottle-per-person daily rationing** are American craft beer traditions. **Lake Memphremagog** (the 31-mile cross-border VT-Quebec lake — 73% in Quebec + 27% in Vermont) is known for **memphre** the American **Lake Memphremagog Monster** lake cryptid 1816-2025 reported sightings + **annual Aquafest** July lake festival drawing 30,000+ attendees.

Hometown hero

Peter Schumann + Hill Farmstead + countless OC-VT figures

**Peter Schumann** (born 1934 in Silesia, Germany — American puppet artist relocated to NYC 1961 + subsequently Glover VT 1974) is **the American politically-engaged puppet theater artist** — **Bread & Puppet Theater** 1968 co-founder + 6 decades of American puppet theater leadership. Schumann's **larger-than-life political puppets** + **Bread & Puppet bread** + **politically-charged content** continued 1960s-2020s American leftist political commentary. **Shaun Hill** (born ~1980 — American craft brewer + 8th-generation VT dairy farm descendant) is **the American 21st-century craft beer cult brewer** — **Hill Farmstead Brewery** 2010 founder + **Best Brewery in the World** 7-time RateBeer annual awards. **Other notable Orleans County figures** include: **dozens of American craft beer + craft food industry leaders**; **Northeast Kingdom cultural figures** (American rural VT cultural identity).

Biggest annual event

Bread & Puppet Theater + Hill Farmstead Brewery + Lake Memphremagog Aquafest + Jay Peak ski

The **Bread & Puppet Theater** in Glover hosts annual **Domestic Resurrection Circus** (annual August outdoor political-art festival) drawing **5,000+ attendees** + **Bread & Puppet Museum** annual 25,000+ visitors. The **Hill Farmstead Brewery** in Greensboro draws **50,000+ annual visitors** — as the American craft beer cult brewery annual pilgrimage destination. The **Lake Memphremagog Aquafest** (annual, late July in Newport) draws 30,000+ attendees with VT-Quebec cross-border lake festival. The **Jay Peak Resort** ski (76 trails + 9 lifts + 385 acres of terrain + **360+ inch annual snowfall** — as the American highest annual snowfall east of Rockies) draws **300,000+ annual skier-visits**. The **Orleans County Fair** (annual, late August in Barton since 1875 — the 150-year-old American agricultural fair) draws 25,000+ attendees over 5 days.

Property Tax in Orleans County, 2026