What is the property tax rate in Rutland County?

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

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

Property Tax in Rutland County, 2026

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

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

Taxing entity	Rate
Combined statewide education + town municipal (Rutland City FY26 homestead ~$1.95/$100 + town municipal ~$0.95/$100, Killington homestead ~$1.45/$100 due to substantial commercial ski tax base, Brandon 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 (Rutland is "Marble City" + Killington ski resort).

Note: Rutland County is **west-central Vermont + the Killington ski region** — anchored by **Rutland City** (~16K — as Vermont's 3rd-largest city + the "Marble City" for 19th-century Vermont marble + granite quarrying + **Vermont Marble Museum** in Proctor), **Killington** (~1K year-round, ~10K+ in winter — home of the **Killington Resort** the largest ski resort in Eastern United States — 6 peaks + 155 trails + 1,509 acres of terrain), **West Rutland** (~2K — Vermont Marble Company heritage town), **Brandon** (~4K — 1761-incorporated town + Otter Creek waterfalls), **Castleton** (~5K — home of **Castleton University** ~2,000 students + 1787 founding as Rutland County Grammar School), **Pittsford** (~3K), and **Poultney** (~3K — Green Mountain College legacy + 1834-founded). Major employment includes substantial Killington ski tourism (~1+ million annual skier-visits — as the American largest skier-visit total in Eastern US), the Rutland Regional Medical Center, **Castleton University**, and former Vermont marble industry heritage.

Note: Rutland County effective property tax rates run approximately **1.75%** — moderate-high by Vermont standards. **Killington at ~$1.45/$100 homestead rate** is lower than Rutland City (~$1.95/$100) due to substantial commercial Killington ski tax base + Pico Mountain commercial properties offsetting residential burden. Rutland City higher rates reflect post-marble-industry commercial decline + Rutland Free Library + municipal services. Median home values around $245K (substantially below Chittenden's $485K — west-central Vermont affordability) combined with the moderate-high effective rate produce median annual bills around $4,288.

Note: For relocation buyers: Rutland County offers **the Killington ski + west-central Vermont + Lake Champlain (Castleton-area)** option — substantial Killington-anchored ski economy (the Killington Resort + Pico Mountain + ski-and-stay seasonal-residency culture), the **Vermont Marble Museum** + marble heritage, exceptional outdoor recreation (the Long Trail + Appalachian Trail traversing Killington area, Lake Bomoseen + Lake St. Catherine), the **Castleton University** Spartans athletic identity, substantial affordability (Rutland City median home $185K — affordable for VT relocation), and reasonable Burlington/Boston/NYC reach (Rutland to Burlington ~70 mi, Rutland to Boston ~165 mi via I-89, Rutland to NYC ~245 mi via Hudson Valley). The trade-off: persistent Rutland City post-marble-industry economic transition, distance from major VT urban centers (Rutland to Burlington ~70 mi via US-7), aggressive Vermont winter (Killington 250+ inch annual snowfall).

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 Rutland County

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

City or town	Type	Population (2020)
Rutland County seat	city	16,000
Castleton	town	5,000
Brandon	town	4,000
Pittsford	town	3,000
Poultney	town	3,000
West Rutland	town	2,000
Killington	town	1,000

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Rutland tax district. Other cities in Rutland 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 (Rutland is "Marble City" + Killington ski resort) 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 Rutland County

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

Weird fact

**Killington Resort** in Killington (founded **1958** — 67 years and counting) is **the largest ski resort in Eastern United States** — 6 peaks (Killington Peak 4,241 ft + Pico Peak + Snowdon + Skye + Bear + Sunrise) + 155 trails + 1,509 acres of terrain — drawing approximately **1+ million annual skier-visits** during the October-May winter season (the longest ski season in Eastern US — for October opening + late-May/early-June closing). The **Killington Grand Resort** + 22 lifts + K1 Express Gondola + Snowshed + 4 terrain parks + 6 mountain restaurants are American ski resort infrastructure. The 2018 acquisition by POWDR (the American ski resort holding company) continues Killington investment ~$30+ million annual capital improvements. The annual **Killington World Cup** (since 2016 — annual late-November FIS Alpine Ski World Cup women's giant slalom + slalom stop) is the only US FIS World Cup stop east of the Mississippi. The Killington demographic identity is for weekend-warrior Boston/NYC ski-condo culture — 70%+ of Killington housing units owned by out-of-state seasonal-resident owners. The **Vermont Marble Company** (founded 1880 in Proctor — as the American largest marble producer 1880-1940s) is for American marble installations including: the **Lincoln Memorial** (Washington DC, 1922 — 36 marble columns); the **US Supreme Court Building** (Washington DC, 1935); the **Tomb of the Unknown Soldier** (Arlington National Cemetery, 1932 — 79-ton Yule Marble block, single-largest marble block quarried in US history); dozens of American buildings + monuments. The **Vermont Marble Museum** in Proctor (the 1933-founded American marble industry museum) is.

Hometown hero

Vermont Marble heritage + Killington ski culture + countless RC figures

**Vermont Marble Company executives + marble industry leaders** are as the 19th-and-20th century American marble industry leaders: **Redfield Proctor** (1831-1908 — the 37th Governor of Vermont 1878-1880 + US Senator from Vermont 1891-1908 + US Secretary of War 1889-1891 under President Benjamin Harrison + Vermont Marble Company 1880-1908 President — for namesake Proctor town); **Fletcher Proctor** (1860-1911 — the 50th Governor of Vermont 1906-1908 + Vermont Marble Company executive — son of Redfield Proctor); dozens of American marble industry executives. **Other notable Rutland County figures** include: **Charles Crapo** (1834-1894 — American businessman + Pierce-Arrow Motor Car Company 1901-1938 co-founder); **Stephen A. Douglas** (1813-1861 — the American politician 1858 Lincoln-Douglas Debates + 1860 Democratic presidential candidate — born in Brandon VT in Rutland County); **John Deere** (1804-1886 — the American blacksmith + 1837 invention of steel plow + Deere & Company founder — born in Rutland VT, apprenticeship in Middlebury); and dozens of 19th-century American figures with Rutland County connections.

Biggest annual event

Killington ski + Vermont Marble Museum + Vermont State Fair + Castleton sports

The **Killington ski season** (October-May) draws **1+ million annual skier-visits** — as the American largest skier-visit total in Eastern US. The **Killington World Cup** (annual, late November since 2016) draws 30,000+ attendees over 3 days. The **Vermont State Fair** (annual, late August/early September in Rutland since 1846 — the 179-year-old Vermont state fair) draws 50,000+ attendees over 7 days with harness racing + agricultural exhibitions + Vermont maple syrup competitions. The **Vermont Marble Museum** in Proctor draws 25,000+ annual visitors. The **Castleton University Spartans** athletic NCAA Division III programs (basketball, hockey, lacrosse) host annual cultural programming.

Property Tax in Rutland County, 2026