Addison County Property Tax Appeal, Vermont

Travis Bunn·Updated July 22, 2026

Addison County is located in western Vermont with Middlebury as the county seat. The county includes 23 towns and one city (Vergennes), with other notable population centers including Bristol, New Haven, and Ferrisburgh. With a population of approximately 38,050 residents, Addison County has a median home value of $333,700 and an effective property tax rate of 1.69%, resulting in a median annual tax bill of $5,649, well above both state and national averages. Property tax appeals are particularly important here because the county's median tax bill exceeds Vermont's state average of $4,648 and is more than double the national median of $2,690.

Notable cities: Middlebury, Vergennes, Bristol, New Haven, Ferrisburgh

Median Home

$333,700

Tax Rate

1.69%

Annual Tax

$5,649

Population

38,050

On the typical Addison County home, valued near $333,700 at the county’s effective tax rate of 1.69%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: July 2, 2026 (or the grievance meeting date set by your town)

Vermont's appeal deadline is not fixed statewide, it depends on each town's grievance hearing schedule. Grievance hearings typically occur between mid-May and early July. For towns with fewer than 5,000 residents, hearings begin on or after June 19, 2026. For larger towns, dates vary. You must file your written objection with the Board of Listers on or before the grievance meeting date. Check your assessment notice or contact your town clerk to confirm your specific deadline.

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Vermont farmhouse by the river in autumn. Addison County appeal guide.

How Addison County Assesses Property

100%of market value

Assessed by: Town Board of Listers (each town has its own listers)

Assessment cycle: annual

Notices typically mailed: Late May to mid-June

Vermont assesses all properties at 100% of fair market value, meaning your assessed value equals your market value. This is also called the 'listed value' in Vermont. For example, if your home's market value is $333,700 (the county median), your assessed value would be $333,700 at the 100% assessment ratio. At Addison County's effective tax rate of 1.69%, this would result in approximately $5,649 in annual property taxes. Unlike many other states, Vermont has no assessment cap on year-over-year increases.

The Appeal Process

Appeals are heard by the Board of Listers. Vermont's appeal process is unique: it starts with an informal grievance hearing before the Board of Listers, who are locally elected officials. If you appeal their decision, the Board of Civil Authority (comprised of your town clerk, selectboard, and justices of the peace) must conduct a mandatory in-person site inspection of your property and hold a de novo hearing where they evaluate evidence fresh without being bound by the lister hearing.

Step 1: Review your assessment notice mailed in late May to mid-June. Check the property's listed value (assessed at 100% of market value) and confirm the grievance hearing date.

Step 2: File a written grievance with your town's Board of Listers on or before the posted grievance meeting date (typically between June 19 and July 2, 2026 for most towns). Include your property details, parcel ID, and specific reasons you believe the assessment is incorrect.

Step 3: Attend the lister grievance hearing. Present your evidence (comparable sales, recent appraisal, photos of condition issues, repair estimates) directly to the listers. The listers will issue a written decision after reviewing your case.

Step 4: If unsatisfied with the lister decision, appeal to the Board of Civil Authority (BCA) within 14 days of the date the lister decision is mailed. The BCA consists of the town clerk, selectboard, and justices of the peace. They will conduct a mandatory site inspection and hold a de novo hearing.

Step 5: If the BCA denies your appeal, you can appeal to the Vermont Director of Property Valuation and Review within 30 days by filing Form GB-1241 with a $70 filing fee. Alternatively, you can appeal directly to Vermont Superior Court.

Step 6: Superior Court appeals follow formal civil litigation procedures and typically require legal counsel. Appeals must be filed within 30 days of the BCA or state decision.

Required form: Written letter of grievance or town-specific grievance application form (no statewide form)

Filing Methods

in-person:Submit written grievance to your town's Board of Listers office; contact information varies by town

mail:Mail written grievance to your town assessor or lister office; varies by town

email:Some towns accept email submissions; check with your local town clerk or assessor

Evidence to Bring

Comparable sales (recent sales of similar homes in your town that sold for less than your assessed value)Independent appraisal from a licensed appraiserPhotos documenting property condition issues, defects, or needed repairsRepair estimates or contractor quotes for damage or deferred maintenanceDocumentation of property characteristics (square footage, lot size, age, condition)

Addison County Assessor Contact

Town Assessor or Board of Listers (varies by town; Middlebury is county seat)

Phone: 802-388-8100

Address: 5 Court Street, Middlebury, VT 05753 (Example: Town of Middlebury Assessor)

Website: https://www.townofmiddlebury.org

Hours: Varies by town; typically Monday-Friday business hours

Tax Exemptions in Addison County

Homestead Declaration (Education Property Tax)

Rate differential (homestead rate is lower than non-homestead rate)

Vermont's Homestead Declaration allows owner-occupied primary residences to be taxed at the lower homestead education tax rate instead of the higher non-homestead rate. This is not a dollar exemption but a rate reduction.

Eligibility: Must own and occupy the home as your primary residence on April 1 of the tax year. File Form HS-122 annually.Deadline: April 15, 2026

Property Tax Credit (Income-Based)

Up to $8,000 total ($5,600 education + $2,400 municipal credit)

Income-qualified Vermont homeowners can receive a credit against their property taxes. This is an income-sensitive benefit that reduces your actual tax bill based on household income.

Eligibility: Vermont homeowners with household income of $115,400 or less who filed a timely Homestead Declaration and occupy the property as their primary residence.Deadline: April 15, 2026 (filed with Form HS-122)

Disabled Veteran Property Tax Exemption

$10,000 minimum exemption (state mandated); towns may vote to increase up to $40,000

Disabled veterans with qualifying service-connected disabilities receive an exemption that reduces the assessed value of their primary residence before taxes are calculated.

Eligibility: Veterans with 50% or greater VA service-connected disability rating, or those receiving VA pension or DIC benefits. Must own and occupy the home. Unremarried surviving spouses and minor children also qualify.Deadline: May 1 annually (submit to Vermont Office of Veterans Affairs)

Addison County Appeal Statistics

Avg Reduction

$1,990

Addison County Appeal Packet — $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Addison County?

The appeal deadline in Addison County depends on your specific town's grievance hearing schedule, which typically falls between June 19 and July 2, 2026 for most towns. You must file a written grievance with your town's Board of Listers on or before the posted grievance meeting date. For towns with populations under 5,000, the grievance hearing cannot begin before June 19, 2026. Check your property assessment notice mailed in late May or early June for your town's specific deadline, or contact your town clerk directly. Missing this deadline means you must wait until the following year to appeal.

How do I file a property tax appeal in Addison County?

To file a property tax appeal in Addison County, you must first submit a written grievance to your town's Board of Listers by the posted grievance meeting date. Vermont has no single statewide appeal form, each town may use its own grievance application or accept a letter explaining why you believe your assessment is incorrect. Include your name, property address, parcel ID, current assessed value, and your evidence (comparable sales, appraisal, condition issues). After the lister hearing, if you're not satisfied with their decision, you can appeal to the Board of Civil Authority within 14 days. Because Addison County has no county-wide assessor, you must work directly with your individual town's listers.

What evidence do I need for a successful property tax appeal in Addison County?

For a successful Addison County property tax appeal, you need credible evidence showing your property was assessed above fair market value. The strongest evidence includes recent comparable sales, properties similar to yours in size, age, condition, and location that sold for less than your assessed value within the past year. An independent appraisal from a licensed appraiser is highly persuasive. Photos documenting defects, damage, or deferred maintenance help demonstrate condition issues. Contractor repair estimates quantify needed work. You bear the burden of proof, so bringing detailed, well-organized evidence is critical. Vermont requires properties to be assessed at 100% of fair market value, so focus on proving your home's true market value is lower than the listed assessment.

What happens at a Board of Civil Authority hearing in Addison County?

If you appeal the Board of Listers' decision to the Board of Civil Authority (BCA) in Addison County, Vermont law requires the BCA to conduct a mandatory in-person site inspection of your property and hold a hearing. The BCA is composed of your town clerk, selectboard members, and justices of the peace, essentially your neighbors. The hearing is de novo, meaning the BCA starts fresh and is not bound by the evidence or decision from the lister grievance. You'll present your case and evidence again, and the BCA can sustain, increase, or decrease the value set by the listers. This gives you a genuine second chance with an entirely new panel evaluating your property firsthand, which is unique to Vermont.

How much can I save by appealing my property taxes in Addison County?

Successful property tax appeals in Addison County save homeowners an average of $1,990 per year according to recent data. The actual savings depend on how much your assessed value is reduced and your specific town's tax rate. For example, if you successfully reduce your home's assessed value by $50,000 and your town's effective rate is 1.69%, you'd save approximately $845 annually. Given that Addison County's median tax bill of $5,649 is significantly above the state average of $4,648, even a modest assessment reduction can yield substantial savings. Studies show roughly one-third of homes are over-assessed, making an appeal worthwhile if you believe your property is valued too high.

What is the homestead exemption worth in Addison County?

Vermont's Homestead Declaration is not a dollar exemption but rather allows your primary residence to be taxed at the lower homestead education rate instead of the higher non-homestead rate. The exact savings depends on your town's specific rates, but the difference can be significant. Additionally, if your household income is $115,400 or less, you may qualify for the Property Tax Credit worth up to $8,000 total ($5,600 for education taxes plus $2,400 for municipal taxes). On Addison County's median home value of $333,700, this credit can substantially reduce your actual tax bill. You must file Form HS-122 by April 15, 2026 to claim these benefits. Many eligible homeowners fail to file and miss out on thousands in savings.

Can I appeal my Addison County property taxes if I didn't receive a reassessment notice?

Yes, you can appeal your Addison County property taxes even if you didn't receive a reassessment notice or if your property value didn't change this year. However, you cannot appeal the value for prior tax years, only the current year. If you didn't receive a notice, you won't get information about the grievance meeting date mailed to you, so you'll need to be proactive. Check your town's posted grievance meeting date in the grand list book (available for public inspection at town offices), call your town's listers or clerk directly, or check your town's website. You must still file your written grievance by the posted meeting date to preserve your appeal rights.

What is the difference between appealing to the Board of Listers versus the Board of Civil Authority?

The Board of Listers is your first appeal level and is mandatory, you cannot skip directly to the Board of Civil Authority (BCA). The listers are locally elected officials who perform property assessments and hear initial grievances. If you're unsatisfied with the listers' written decision, you have 14 days to appeal to the BCA, which consists of the town clerk, selectboard, and justices of the peace. The key difference is that the BCA conducts a de novo hearing, meaning they start fresh without being bound by the lister hearing, and Vermont law requires them to perform a mandatory site inspection of every appealed property. After the BCA decision, you can appeal to the state Director of Property Valuation and Review or directly to Vermont Superior Court.

Official Resources

Vermont Department of Taxes - Property Tax Information →

Official state resource for property tax information, exemptions, forms, and guidance on the appeal process.

Vermont Property Tax Exemptions Page →

Detailed information on homestead declarations, property tax credits, and disabled veteran exemptions with application forms.

Town of Middlebury Assessor's Office →

Contact information and resources for the Middlebury (county seat) assessor and Board of Listers.

Vermont League of Cities and Towns - Board of Civil Authority Toolkit →

Comprehensive guide to Vermont's property tax assessment and appeals process, including timelines and procedures.

For state-wide appeal information including Vermont's assessment ratio and deadlines, see our Vermont Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Vermont Counties

Chittenden County (Burlington)Lamoille County (Hyde Park)Windham County (Brattleboro)Windsor County (Woodstock)

← All Vermont property tax appeal info

Sources: https://taxbycounty.com/vermont/addison-county | https://www.ownwell.com/trends/vermont/addison-county | https://tax.vermont.gov/property-owners/exemptions | https://www.vlct.org/resource/board-civil-authority-toolkit | https://www.appealdesk.com/blog/how-to-appeal-property-taxes-in-vermont | https://propertytaxrates.org/exemptions/vermont/ | https://www.townofmiddlebury.org

Last verified: 2026-07-22