What is the property tax rate in Park County?

The combined effective property tax rate in Park County, Wyoming is approximately 0.54%.

Park County Property Tax Calculator (2026) — Wyoming Property Tax Almanac

Property Tax in Park County, 2026

A calculator and field guide for Cody-area homeowners — and for anyone considering a move to Park County — including Wyoming's constitutionally-fixed 9.5% residential assessment ratio (WY Const. Art. 15 — only 9.5% of FMV is taxed, structural reason WY has the lowest US effective property tax rates ~0.55% statewide), the HB 45 of 2024 4% annual AV growth cap (automatic, no application required — WY's response to the 2020-2023 Teton/Sheridan/Park County housing boom), the Long-Term Senior Exemption (50% AV reduction for 65+ with 25+ years WY residency), the Property Tax Refund Program (refundable cash for HHI ≤ 145% county median, expanded by HB 45 of 2024), and the $3,000 Veterans Exemption (NOT full — Wyoming is not a categorical full-vet state). No state income tax.

Park County operates under Wyoming's 9.5% residential assessment ratio system (WY Const. Art. 15) — taxable AV = 9.5% of fair market value. Park's consolidated mill levy is approximately 57.00 mills per $1,000 of AV, producing typical effective rates around 0.54% on full market value. Wyoming has the lowest effective property tax rates in the United States (~0.55% statewide median). HB 45 of 2024 caps year-over-year residential AV growth at 4% (applied automatically — no application required), among the more generous AV-cap mechanisms in the US. No state income tax.

How the bill is built

Wyoming's calculation is unusually transparent: Tax = Market Value × 9.5% × Mill Levy / 1000. A $400,000 Park home with 57 mill levy: AV = $38,000 → Tax = $$2,166. The 9.5% AR is constitutionally fixed (WY Const. Art. 15) — commercial is also 9.5%, industrial is 11.5%, minerals 100%. HB 45 of 2024's 4% AV growth cap applies automatically; no exemption form required. Bills issue annually; first half due November 10, second half due May 10 (Teton uses August 1 + July 1 schedule). 18% annual penalty for late payment.

Wyoming has the lowest property tax rates in the US. Statewide median ~0.55% effective, with Weston County the lowest (~0.50%) and Teton the highest (~0.48% but on $1M+ homes). The structural advantage is the 9.5% AR — only 9.5% of your home's market value is taxed, vs 100% in most states. Combined with no state income tax and constitutional levy caps, Wyoming is among the most tax-friendly states for homeowners.

The 4% annual AV cap (HB 45 of 2024) is automatic and powerful. Year-over-year residential AV growth is capped at 4% — applies to both the structure and associated land. No application required. Resets at sale or major improvement. For Teton County and other fast-appreciating markets, this provides meaningful protection against assessment shock. Combined with the Long-Term Senior Exemption (50% off for 65+ with 25+ years WY residency) and Property Tax Refund Program (HHI ≤ 145% county median), Wyoming homestead protection is substantial despite the absence of a general homestead exemption.

2026 Park County rate breakdown (consolidated mill levy per $1,000 of AV (residential AV = 9.5% × FMV; HB 45 of 2024 caps year-over-year AV growth at 4%; among lowest US effective rates ~0.55%), Cody district)

Taxing entity	Rate
Park County School District 6	28.5000
Park County (general)	11.0000
City of Cody	8.0000
Northwest College	9.5000
Combined total	57.0000

As of April 27, 2026 · From Park County Assessor.

Note: Park County is the eastern gateway to Yellowstone National Park — Cody (the seat) is positioned at the entrance to the Wapiti Valley, the most-photographed approach to Yellowstone (the East Entrance is 50 miles west of Cody on the Buffalo Bill Cody Scenic Byway). Substantial tourism economy (~3 million Yellowstone visitors annually pass through Cody area), Buffalo Bill Center of the West (5 museums under one roof, one of the most prestigious Western art and history museums in the United States), and the Heart Mountain WWII Japanese American Confinement Site.

Note: Park's combined mill levy of ~57 mills produces typical effective rates around 0.54% on full market value — among the lower in Wyoming. The substantial tourism-related commercial property tax base (lodges, outfitters, restaurants) supplements residential. Park County's vacation-rental market has grown substantially since 2020; non-homestead second homes pay full effective rates without the long-term resident exemptions.

Note: Park uses Wyoming's standard relief mechanisms. Cody's substantial 65+ population (the county is older than the WY median) makes the Long-Term Senior Exemption widely used. The HB 45 of 2024 4% AV growth cap was particularly meaningful for Park County residents — home values rose 50%+ from 2019-2023 in the Cody area driven by Yellowstone-tourism demand and out-of-state migration.

Deductions and exemptions for 2026

Wyoming's primary structural benefit is the constitutional 9.5% residential assessment ratio (WY Const. Art. 15) — only 9.5% of your home's fair market value is taxed. On top of that, four additional mechanisms provide relief: the HB 45 of 2024 4% AV growth cap (automatic), the Long-Term Senior Exemption (50% off for 65+ with 25+ years WY residency), the Property Tax Refund Program (refundable cash for qualifying lower-income homeowners), and the Veterans Exemption ($3,000 AV reduction).

HB 45 of 2024: 4% Annual AV Growth Cap

Wyoming's most significant recent property tax relief — caps year-over-year residential AV increases at 4%, applied to both the residential structure and associated land. Effective tax year 2024+. Applies AUTOMATICALLY — no application required. Cap resets at sale or major physical improvement (additions, new construction). The cap was extended/refined by SB 71 of 2025. For Teton County and other fast-appreciating markets where home values rose 30%+ in single years from 2020-2023, this prevents the assessed value from spiking with the market.

Long-Term Senior Exemption (50% Reduction)

For homeowners 65+ who have paid Wyoming property taxes for at least 25 years on the same primary residence (or who have continuously owned it for 25+ years). Provides a 50% reduction in the residential AV. Apply with the County Assessor by March 1 of the tax year. Annual application required. Combined with the 4% AV cap and the underlying 9.5% AR, qualifying long-term Wyoming seniors pay extraordinarily low effective rates. Particularly valuable in Teton County where Long-Term Senior Exemption holders pay ~0.20-0.25% effective on multi-million-dollar homes.

Property Tax Refund Program

Refundable cash refund for qualifying lower-income Wyoming homeowners. Maximum refund equal to half of the median Wyoming residential property tax bill. Income limit: HHI ≤ 145% of county median household income (expanded by HB 45 of 2024 from 125%). Apply with the Wyoming Department of Revenue or your County Treasurer between January 1 and June 15 each year. Annual application required. Not income-tax-form based — it's a direct refund check.

Veterans Exemption

$3,000 AV reduction for honorably discharged war-era veterans (~$240/year value at typical 80-mill levy). Surviving unremarried spouses receive an $800 AV reduction. Apply with the County Assessor; one-time application unless residency changes. Wyoming does NOT have a categorical full-exemption for 100% disabled veterans like NJ, MD, VA, or other categorical-exemption states — the $3,000 AV reduction is the only state-level vet benefit. The substantial veteran population on F.E. Warren Air Force Base (Cheyenne) and Camp Guernsey (Platte County) widely uses this exemption.

Appealing your assessment

Assessment notices are mailed in early April (varies by county). Property owners have 30 days from the date of the Notice of Assessment to file a formal appeal with the County Assessor. The County Board of Equalization hears appeals through July; decisions may be appealed to the Wyoming State Board of Equalization within 30 days, then to Wyoming District Court. The burden of proof is on the homeowner — bring evidence of comparable sales, recent appraisals, or property condition issues. Most appeals are resolved at the County Assessor or Board of Equalization level. The 4% AV growth cap (HB 45 of 2024) limits the immediate appeal need for assessment shock since the cap absorbs much of the year-over-year volatility.

Cities and towns in Park County

Park County contains 6 incorporated municipalities, ranging from Cody 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 Park County is subject to Park County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Cody County seat	city	10,100
Powell	city	6,500
Meeteetse	town	320
Ralston	unincorporated	270
Wapiti	unincorporated	200
Frannie	town	150

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Cody tax district. Other cities in Park 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 Park County Assessor before relying on any estimate.

Frequently asked questions

When are Wyoming property taxes due?

Bills are issued annually after assessment certification. Most counties allow split-payment: first half due November 10, second half due May 10. Teton County uses an alternative schedule (first half due August 1, second half due July 1 of the following year). Late payments accrue 18% annual penalty (1.5% per month). After 3 years of delinquency, the county can sell the property at tax sale. Most homeowners pay through escrow via mortgage servicer.

How does Wyoming's 9.5% assessment ratio work?

Wyoming Constitution Article 15 fixes the residential, agricultural, and commercial assessment ratio at 9.5% of fair market value (industrial 11.5%, minerals 100%). On a $400,000 home, taxable AV = $38,000. With a typical Park mill levy of 57, annual tax = $$2,166. The 9.5% AR is the structural reason Wyoming has the lowest effective property tax rates in the United States — only 9.5% of the home's value is in the tax base, vs 100% in most states.

What is HB 45 of 2024 and how does it limit my tax?

HB 45 of 2024 caps year-over-year residential AV growth at 4%. Even if your home's market value rose 30% in a year, the AV used to calculate your tax can only increase 4%. Applies to both the residential structure and associated land. Effective tax year 2024+. Cap resets at sale or major improvements. APPLIES AUTOMATICALLY — no application required. This was Wyoming's response to the 2020-2023 housing boom that drove Teton, Sheridan, and Park County home values up 50-100%.

How does the Long-Term Senior Exemption work?

For homeowners 65+ who have paid Wyoming property taxes for at least 25 years on the same primary residence (or who have continuously owned it for 25+ years). Provides a 50% reduction in the residential AV. Apply with the County Assessor by March 1 of the tax year. Annual application required. Particularly powerful in Teton County where Long-Term Senior Exemption holders pay ~0.20-0.25% effective on multi-million-dollar Jackson Hole homes — likely the most valuable senior property tax benefit in the United States by absolute dollar value.

Why does Teton County have such a low effective rate but high bills?

Teton County's effective rate is among the lowest in Wyoming (~0.45-0.55%), but median home values exceed $1 million — among the highest in the Mountain West. The math: a $1.5M Jackson Hole home at 0.50% = $7,500/year; the same effective rate on a $250K Casper home = $1,250. Many Jackson Hole homestead owners are full-time residents using the Long-Term Senior Exemption (50% off) plus the 4% AV growth cap (HB 45) — pushing effective rates well below 0.30%. Non-resident second-home owners pay full effective rates without those benefits.

About Park County

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

Weird fact

Cody was founded in 1896 by William Frederick “Buffalo Bill” Cody himself — the most-photographed entertainer of the late 19th century and founder of "Buffalo Bill’s Wild West" (the show that defined the Western myth in late-19th-century American and European popular culture). Cody invested heavily in the area, building the Irma Hotel (1902) named after his daughter, the Pahaska Tepee at Yellowstone’s East Entrance, and the original Cody Stampede Rodeo.

Hometown hero

Buffalo Bill Cody

William Frederick “Buffalo Bill” Cody — buffalo hunter, Pony Express rider, US Army scout, and founder of Buffalo Bill’s Wild West. Founded the city of Cody in 1896 and made it his namesake. Buried on Lookout Mountain in Colorado in 1917; the Buffalo Bill Center of the West in Cody preserves his legacy across 5 affiliated museums (one of the most-visited US Western history museum complexes).

Biggest annual event

Cody Stampede

Annual July 4th rodeo and festival in Cody — "the Rodeo Capital of the World" — founded in 1919 by Buffalo Bill Cody himself (one of the original Wild West showman events that became a permanent annual rodeo). PRCA-sanctioned; among the most prestigious July 4th rodeos in the United States. Draws ~25,000 attendees over the holiday weekend.

Property Tax in Park County, 2026