What is the property tax rate in Washington County?

The combined effective property tax rate in Washington County, Vermont is approximately 1.80%.

Washington County Property Tax Calculator (2026)

Property Tax in Washington County, 2026

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

Washington 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). Washington's representative effective rate is ~1.80%. 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. Washington's representative combined rate is ~18 mills (~1.80% 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 Washington County rate breakdown (combined education + town municipal rate per $1,000 of AV (100% FMV; CLA + Statewide Adjustment Factor; towns/cities/villages assess), Montpelier district)

Taxing entity	Rate
Combined statewide education + town municipal (Montpelier FY26 homestead ~$1.85/$100 + town municipal ~$0.85/$100, Barre City homestead ~$1.95/$100, Waterbury homestead ~$1.65/$100, Berlin homestead ~$1.55/$100 — equalized after CLA + Statewide Adjustment Factor; county avg ~1.80%)	18.0000
Combined total	18.0000

As of April 27, 2026 · From Town Listers (most VT towns) and town/city Assessors (Montpelier = state capital — smallest US state capital by population).

Note: Washington County is **home to Montpelier** (~7K) — as **the smallest US state capital by population** + the capital of Vermont since **1805** (when state government was moved from Vergennes in Addison County to more-central Montpelier). The **Vermont State House** (in downtown Montpelier, 1859-built — 3rd Vermont State House after 1814 + 1838 buildings, both destroyed by fire) is known for the 14-karat-gold-leaf-domed 57-foot dome topped by 14-foot wooden statue of **Ceres** (the Roman goddess of agriculture — 1938-installed replacement of 1858 original). Anchored by Montpelier, **Barre** (~9K — as **the "Granite Capital of the World"** + home of **Rock of Ages Quarry** the American largest deep-hole granite quarry, 600 ft deep + 1885-founded), **Waterbury** (~5K — home of the **Ben & Jerry's factory** + annual Ben & Jerry's Factory Tour drawing 300,000+ annual visitors), **Northfield** (~6K — home of the **Norwich University** ~3,000 students, the American 1819-founded oldest private military college in US + 1819 Norwich Cadet tradition), Berlin, Plainfield, and Worcester. Major employment includes substantial Vermont state government (~3,500+ state employees in Montpelier — Montpelier population swells substantially during legislative session January-May), the **Norwich University**, **Ben & Jerry's** in Waterbury, the **Rock of Ages Quarry** in Barre, and substantial advanced manufacturing.

Note: Washington County effective property tax rates run approximately **1.80%** — moderate-high by Vermont standards. **Montpelier homestead at ~$1.85/$100** is comparable to other VT urban centers; Barre City higher rate ~$1.95/$100 reflects substantial post-granite-industry commercial decline. Median home values around $340K combined with the moderate-high effective rate produce median annual bills around $6,120.

Note: For relocation buyers: Washington County offers **the premier state-capital + Norwich University + Ben & Jerry's + central Vermont** option — substantial Vermont state government employment (~3,500+ state employees in Montpelier), the Vermont State House cultural-historical heritage, the **Norwich University** Cadets athletic identity, the **Ben & Jerry's Factory Tour** in Waterbury (the Vermont tourist draw, ~300K annual visitors), the **Rock of Ages Quarry** in Barre (the American granite industry heritage), exceptional outdoor recreation (the Camel's Hump Mountain + Mt. Mansfield + Worcester Range + Long Trail traversing central VT), and reasonable Burlington commute (Montpelier to Burlington ~38 mi via I-89). The trade-off: aggressive Montpelier housing (Montpelier median home $360K), aggressive Vermont winter (Montpelier 80+ inch annual snowfall), persistent Barre City post-granite-industry 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 Washington County

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

City or town	Type	Population (2020)
Barre	city	9,000
Montpelier County seat	city	7,000
Northfield	town	6,000
Waterbury	town	5,000
Berlin	town	3,000
Plainfield	town	1,000
Worcester	town	1,000

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Montpelier tax district. Other cities in Washington 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 (Montpelier = state capital — smallest US state capital by population) 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 Washington County

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

Weird fact

**Montpelier** is **the smallest US state capital by population** at approximately 7,000 residents (~half the population of Pierre SD which is typically named as 2nd smallest at ~14K). The 1805-established state-capital identity is for being **more rural than ANY other US state capital** — approximately 7,000 residents (smaller than dozens of other Vermont cities and towns and smaller than countless US suburbs). The **Vermont State House** in downtown Montpelier (1859-built 3rd Vermont State House, after 1814 + 1838 buildings both destroyed by fire) is for: the **14-karat-gold-leaf-domed 57-foot dome** (regilded 2010 — 14-karat gold leaf application $250,000 cost); the **14-foot wooden statue of Ceres** atop the dome (1938-installed replacement of 1858 original, commissioned by WPA + Vermont sculptor Dwight Dwinell); **2 chambers** (150-member VT House + 30-member VT Senate); **portrait gallery** including Calvin Coolidge + Chester A. Arthur (the 21st US President, born in Fairfield VT in Franklin County); **Cedar Creek Room** (the VT National Guard Civil War battle banner display). The **Vermont House of Representatives** has **150 representatives** — 1 representative per ~4,300 residents (more representative-dense than the US House at 1 per ~770,000 residents). The **Rock of Ages Quarry** in Barre (founded **1885** — the 140-year-old American granite quarry) is **the American largest deep-hole granite quarry** — 600 ft deep + 50 acres + American granite installations including dozens of American memorials + monuments + government buildings.

Hometown hero

Calvin Coolidge + Chester Arthur + Norwich alumni + countless WC figures

**Calvin Coolidge** (1872-1933 — the **30th US President** 1923-1929) is **born in Plymouth Notch in Windsor County VT** (see Windsor County for primary identity) but with Washington County connections — for the 1881 family move to Plymouth Notch + 1924 Vermont visit during Coolidge presidency. **Chester A. Arthur** (1829-1886 — the **21st US President** 1881-1885 — born in Fairfield VT in Franklin County, home town) is **only US President born in Vermont after Coolidge**. Arthur served as US Vice President 1881 (under James A. Garfield) + ascended to presidency upon Garfield assassination + 1881-1885 presidential tenure for 1883 Pendleton Civil Service Reform Act. **Other notable Washington County figures** include: **Admiral George Dewey** (1837-1917 — the American Spanish-American War Battle of Manila Bay victor — born in Montpelier VT); **Tom Salmon** (born 1932 — 75th Governor of Vermont 1973-1977); **Madeleine Kunin** (born 1933 — 77th Governor of Vermont 1985-1991, as the first woman Governor of Vermont + US Ambassador to Switzerland 1996-1999); **Norwich University** alumni include dozens of American military leaders (the 1819-founded American oldest private military college).

Biggest annual event

Vermont State House + Ben & Jerry's Factory + Rock of Ages + Norwich traditions

The **Vermont State House** in downtown Montpelier hosts state government activity year-round + tourist visits drawing 80,000+ annual visitors. The **Ben & Jerry's Factory Tour** in Waterbury (since 1986) draws **300,000+ annual visitors** — as **one of the most-visited tourist attractions in Vermont**. The **Rock of Ages Quarry** in Barre draws 50,000+ annual visitors with quarry tour + **Hope Cemetery** in Barre (American granite gravestone gallery — American unique cemetery for 10,000+ granite-sculpted gravestones commissioned by Italian-immigrant stone-carvers). The **Norwich University Corps of Cadets** annual ceremonies + annual Norwich University Founder's Day + annual Senior Ring Ceremony are as American military education traditions.

Property Tax in Washington County, 2026