Rate Breakdown

Property taxes in Caledonia County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Caledonia County

In Caledonia County, property taxes are based on the assessed value of real estate, determined by the local town assessor. Vermont uses a common level of appraisal (CLA) to ensure fairness, adjusting assessments to reflect current market values. The tax rate is expressed in millage rates (per $1,000 of assessed value). For example, if the mill rate is 20 and your home is assessed at $200,000, your annual tax would be $4,000 (20 x 200). Taxes fund local services like schools, roads, and emergency services.

• Reassessment Cycle: State law requires periodic reappraisals, typically every 5–10 years.
• Education Tax: Vermont imposes a statewide education property tax, which varies by town based on per-pupil spending.

Available Exemptions

Vermont offers several property tax exemptions to reduce burdens for eligible residents:

• Homestead Declaration: Primary homeowners may qualify for a lower education tax rate. File Form HS-122 with your town clerk.
• Senior Citizen/Disability Exemption: Income-eligible residents aged 65+ or with disabilities may receive reductions. Income limits apply (e.g., $47,000/year for singles in 2023).
• Veteran Exemptions: Veterans with service-connected disabilities or wartime service may qualify for up to $10,000 in assessed value reductions.

Applications must be submitted by April deadline to your town assessor. Documentation (e.g., proof of income, DD-214) is required.

Payment Schedule & Deadlines

Caledonia County property taxes are typically due in two installments:

• First Payment: Due August 15 (covers February–July).
• Second Payment: Due November 15 (covers August–January).

Late payments incur 8% annual interest (1% monthly). If unpaid, a tax lien may be placed on the property after 18 months. Some towns offer prepayment plans; contact your town clerk for details. Payments can be made online, by mail, or in person.

Appealing Your Assessment

If you believe your assessment is inaccurate, follow these steps:

• Informal Review: Contact your town assessor to discuss discrepancies. Provide evidence (e.g., recent sales of comparable properties).
• Formal Appeal: File a written appeal with the Caledonia County Board of Civil Authority within 14 days of the "lister’s card" mailing date (usually in April).
• State Appeal: If unsatisfied, appeal to the Vermont Superior Court or the State Appraiser within 30 days of the local decision.

Note: Appeals must be based on assessment errors, not tax rates. Professional appraisals strengthen your case.