What is the property tax rate in Windham County?

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

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

Property Tax in Windham County, 2026

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

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

Taxing entity	Rate
Combined statewide education + town municipal (Brattleboro FY26 homestead ~$2.05/$100, Wilmington homestead ~$1.65/$100 due to substantial Mt. Snow ski tax base, Putney homestead ~$1.95/$100, Bellows Falls homestead ~$2.15/$100 due to post-mill commercial decline, Dover homestead ~$1.55/$100 due to substantial Mt. Snow ski tax base — equalized after CLA + Statewide Adjustment Factor; county avg ~2.00%)	20.0000
Combined total	20.0000

Taxing entity

Rate

Combined statewide education + town municipal (Brattleboro FY26 homestead ~$2.05/$100, Wilmington homestead ~$1.65/$100 due to substantial Mt. Snow ski tax base, Putney homestead ~$1.95/$100, Bellows Falls homestead ~$2.15/$100 due to post-mill commercial decline, Dover homestead ~$1.55/$100 due to substantial Mt. Snow ski tax base — 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 (Brattleboro = southern VT counterculture hub).

Note: Windham County is **southern Vermont along the Connecticut River + the Brattleboro counterculture hub + Mt. Snow ski region** — anchored by **Brattleboro** (~12K — as **"the American counterculture capital of New England"** + 1960s-1970s hippie migration destination + **Strolling of the Heifers** annual June parade since 2002 drawing 50,000+ attendees), **Wilmington** (~2K — home of the **Mt. Snow Resort** the VT 600-foot vertical-drop southern VT ski resort + 80 trails + 20 lifts), **Putney** (~3K — home of the **Putney School** the 1935-founded American progressive boarding school for farm-based education), **Bellows Falls** (~3K — former mill town + VT-NH border + 1900s railroad junction), **Townshend** (~1K — 1753-incorporated town + Townshend State Park), **Dover** (~1K — home of **Mount Snow** ski resort areas + Hermitage Club private ski + Deerfield Valley), and **Jamaica** (~1K — 1780-incorporated town + Jamaica State Park + West River whitewater). Major employment includes substantial Mt. Snow ski tourism (~600,000 annual skier-visits), the **Brattleboro Memorial Hospital**, substantial counterculture tourism + **Brattleboro Museum & Art Center** + **Latchis Theatre & Hotel** (1938-built Art Deco landmark), and substantial cross-border NH commerce.

Note: Windham County effective property tax rates run approximately **2.00%** — among the higher in Vermont. **Brattleboro at ~$2.05/$100 homestead** is higher reflecting urban services. **Bellows Falls at ~$2.15/$100** is highest reflecting post-mill commercial decline + declining tax base. **Dover at ~$1.55/$100 + Wilmington at ~$1.65/$100** are lower reflecting substantial Mt. Snow ski commercial tax base offsetting residential burden. Median home values around $315K combined with the high effective rate produce median annual bills around $6,300.

Note: For relocation buyers: Windham County offers **the southern Vermont + Brattleboro counterculture + Mt. Snow ski + Connecticut River** option — substantial Boston/NYC reach (Brattleboro to Boston ~110 mi via I-91 + Route 2, Brattleboro to NYC ~205 mi via I-91 + I-90 + Hudson Valley), the **Brattleboro counterculture culture** (the 1960s-1970s hippie migration destination + Brattleboro Co-op + Vermont Country Store + annual Strolling of the Heifers parade), the **Mt. Snow Resort** ski + **Stratton Mountain** (in adjacent Bennington County) ski-and-stay seasonal-residency culture, exceptional cultural amenities (the **Brattleboro Museum & Art Center** + **Latchis Theatre** + annual **Brattleboro Literary Festival**), the **Putney School** + American progressive education tradition. The trade-off: aggressive Brattleboro/Putney housing prices, persistent Bellows Falls post-mill economic transition, distance from major Vermont urban centers (Brattleboro to Burlington ~145 mi via I-91 + I-89).

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 Windham County

Windham County contains 8 incorporated municipalities, ranging from Newfane 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 Windham County is subject to Windham County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Brattleboro	town	12,000
Putney	town	3,000
Bellows Falls	town	3,000
Wilmington	town	2,000
Newfane County seat	town	1,700
Townshend	town	1,000
Dover	town	1,000
Jamaica	town	1,000

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Newfane tax district. Other cities in Windham 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 (Brattleboro = southern VT counterculture hub) 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 Windham County

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

Weird fact

The **Strolling of the Heifers** (in Brattleboro since **2002** — 23 years and counting) is **the American annual parade of dairy cows** — drawing approximately **50,000+ attendees over 3 days** during the first weekend of June. The parade is known for **70+ dairy cows walking down Main Street Brattleboro** (calves led by VT 4-H youth handlers + dairy farm banners + marching bands + tractors). The 23-year history is the **celebration of Vermont dairy heritage** + **awareness raising** for American family farms + **Vermont Foodie Festival** (annual farm-to-table culinary festival) + **Slow Living Summit**. The **Brattleboro Co-op** (the 1975-founded American food cooperative — as the American largest independent food cooperative by 1990s) is for VT counterculture commercial identity. The **Vermont Country Store** in Weston (1946-founded by Vrest Orton) is the American old-fashioned-goods mail-order catalog company — 1.5 million annual catalog subscribers. The **Brattleboro Museum & Art Center** (1972-founded in converted 1916 Union Station) is for American contemporary art + VT cultural identity programming.

Hometown hero

Brattleboro counterculture + countless WC-VT figures

**Brattleboro counterculture 1960s-1970s migration leaders** + American Vermont counterculture cultural figures: **Rudyard Kipling** (1865-1936 — American *The Jungle Book* 1894 author + 1907 Nobel Prize in Literature laureate — lived in Brattleboro VT in Windham County 1892-1896 + wrote *Captains Courageous* 1897 + *The Jungle Book* in Brattleboro **Naulakha** estate, as 1892-built Shingle-style home — subsequently owned by Mary Cabot family + 2008 restoration as **Naulakha Center for Arts & Music**); **Saul Bellow** (1915-2005 — 1976 Nobel Prize in Literature laureate — lived in West Brattleboro VT for 1958-1962 + wrote *Henderson the Rain King* 1959 in Brattleboro). **Other notable Windham County figures** include: **dozens of American counterculture leaders** (the 1960s-1970s VT counterculture migration destination); **Bread & Puppet Theater** founders (theater company 1968-founded by Peter Schumann subsequently based in Glover VT in Orleans County, see Orleans); and **Putney School** alumni (the 1935-founded American progressive boarding school).

Biggest annual event

Strolling of the Heifers + Mt. Snow ski + Brattleboro Literary Festival + Putney Craft Tour

The **Strolling of the Heifers** (annual, first weekend of June in Brattleboro since 2002) draws **50,000+ attendees** over 3 days — as the American annual dairy cow parade. The **Mt. Snow Resort** (in Wilmington/Dover) draws **600,000+ annual skier-visits** — as the southern VT ski resort NYC weekend-warrior destination. The **Brattleboro Literary Festival** (annual, October) draws 5,000+ attendees with American literary readings. The **Putney Craft Tour** (annual, Thanksgiving weekend since 1979) draws 5,000+ attendees with 25+ VT artist open-studio tours.

Property Tax in Windham County, 2026