Lamoille County Property Tax Appeal, Vermont

Travis Bunn·Updated July 22, 2026

Lamoille County is located in north-central Vermont with its county seat in Hyde Park. The county comprises ten towns including major population centers like Morristown (the largest town) and Stowe, a well-known resort community. With a population of approximately 26,294 (2025 estimate), Lamoille County homeowners face property tax burdens significantly above national averages. The median home value of $270,700 combined with an effective tax rate of 1.71% results in median annual property tax bills of $4,641, which is $2,241 above the national median of $2,400. Vermont ranks 8th highest among all states for property taxes, and Lamoille County reflects this high tax environment, making property tax appeals particularly valuable for local homeowners seeking to reduce their assessments.

Notable cities: Hyde Park, Morristown, Stowe

Median Home

$270,700

Tax Rate

1.71%

Annual Tax

$4,641

Population

26,294

On the typical Lamoille County home, valued near $270,700 at the county’s effective tax rate of 1.71%, 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: On or before the grievance hearing date (June 19, 2026 for towns under 5,000 population; varies for larger towns)

Vermont's appeal deadline is unique and tied to each town's grievance hearing schedule. Property owners must file written objections with the Board of Listers on or before the day set for the grievance meeting. For towns with populations under 5,000, grievance hearings occur on or after June 19, 2026. For larger towns, dates vary. If dissatisfied with the Listers' decision, you have 14 calendar days from the date the grievance result notice is mailed to appeal to the Board of Civil Authority (BCA). Missing these deadlines means waiting a full year to appeal.

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

How Lamoille County Assesses Property

100%of market value

Assessed by: Town Board of Listers (varies by town)

Assessment cycle: Six-year cycle (mandatory as of 2025)

Notices typically mailed: June 4 (towns under 5,000) or June 24 (towns 5,000+)

Vermont requires all property to be assessed at 100% of fair market value, meaning your assessed value should equal what your home would sell for on the open market. In Lamoille County, properties are reappraised on a six-year cycle as mandated by state law starting in 2025. For example: If your home's market value is $270,700 (the county median), at Vermont's 100% assessment ratio your assessed value would be $270,700, resulting in approximately $4,628 in annual taxes at the county's effective rate of 1.71%. Unlike many states that use fractional assessment ratios, Vermont's system is straightforward, what you see is what you pay taxes on.

The Appeal Process

Appeals are heard by the Board of Listers. Vermont's appeal process begins with an informal grievance hearing before the Board of Listers, followed by a Board of Civil Authority hearing if needed. The BCA hearing is unique, Vermont law requires a mandatory on-site inspection of every appealed property, and the hearing is de novo, meaning the board starts fresh without being bound by the Listers' prior decision.

Step 1: Review your assessment notice received in early June. Check the assessed value against recent comparable home sales in your neighborhood and document any discrepancies or property issues.

Step 2: File a written grievance with your town's Board of Listers on or before the scheduled grievance hearing date. Include your property details, reasons for disagreement, and supporting evidence such as comparable sales data, photos of defects, or independent appraisals.

Step 3: Attend the lister grievance hearing. The Board of Listers will review your evidence and conduct an informal hearing. Present your case clearly with documentation of comparable properties that sold for less than your assessed value.

Step 4: If the Listers deny your grievance or you're dissatisfied with their decision, file a written appeal to the Board of Civil Authority (BCA) within 14 days of receiving the Listers' decision notice. The BCA consists of the town clerk, selectboard, and justices of the peace.

Step 5: Attend the BCA hearing, where the board will conduct a mandatory site inspection of your property and hold a de novo hearing (starting fresh, not bound by the Listers' findings). The BCA can sustain, increase, or decrease your property's value.

Step 6: If still dissatisfied, appeal to the Vermont Director of Property Valuation and Review or Superior Court within 30 days of the BCA decision. This requires a $70 filing fee and formal legal procedures. Consider hiring an attorney for this level of appeal.

Required form: Written grievance letter or town-specific grievance application form (varies by town)

Filing Methods

mail:Submit written grievance to your town's Board of Listers at your town office address

in-person:File at your local town clerk's office or directly with the Board of Listers

email:Some towns accept email submissions - contact your town assessor's office to confirm

Evidence to Bring

Comparable sales data showing similar homes that sold for less than your assessed valueIndependent professional appraisal from a licensed appraiserPhotographs documenting property defects, damage, or deferred maintenanceRepair estimates for structural issues, roof damage, or mechanical system problemsEvidence of assessment inequality compared to similar properties in your town

Lamoille County Assessor Contact

Town Board of Listers (contact your specific town)

Website: https://tax.vermont.gov

Hours: Varies by town - contact your local town clerk's office

Tax Exemptions in Lamoille County

Homestead Declaration & Property Tax Credit

Up to $8,000 total ($5,600 education + $2,400 municipal) for income-qualified households

Vermont's primary property tax relief program provides lower education tax rates for owner-occupied primary residences plus income-based property tax credits. This is not a traditional exemption but rather a rate reduction and credit system.

Eligibility: Vermont homeowners who own and occupy their home as primary residence with household income of $115,400 or less. Must file Form HS-122 annually.Deadline: April 15, 2026 (late filing accepted until October 15 with penalty)

Disabled Veterans Property Tax Exemption

Varies based on disability percentage - contact Vermont Office of Veterans Affairs for specific amounts

Qualifying disabled veterans may receive property tax exemptions based on their disability rating from the VA.

Eligibility: Veterans with service-connected disabilities rated by the VA. Must provide VA documentation.Deadline: Contact Vermont Office of Veterans Affairs for application procedures

Current Use Program

Significant reduction - varies by property size and use type

Property tax reduction for agricultural land, forest land, and conservation land actively used for these purposes. Reduces assessed value to use value rather than development value.

Eligibility: Owners of qualifying agricultural, forest, or conservation land meeting minimum acreage and use requirements. Must maintain land in qualifying use.Deadline: Applications processed through myVTax system - contact Vermont Department of Taxes

Lamoille County Appeal Statistics

Avg Reduction

$1,671

Lamoille County Appeal Packet — $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Lamoille County in 2026?

The appeal deadline in Lamoille County depends on your specific town's grievance hearing schedule. For towns with populations under 5,000 (most Lamoille County towns), you must file your written grievance with the Board of Listers on or before June 19, 2026. For larger towns like Stowe or Morristown, dates may vary, check with your town clerk's office. If you're dissatisfied with the Listers' decision, you have exactly 14 calendar days from when their decision notice is mailed to appeal to the Board of Civil Authority. Missing these deadlines means waiting an entire year, so mark your calendar immediately when you receive your assessment notice.

How do I file a property tax appeal with the Board of Listers in my Lamoille County town?

To file an appeal in Lamoille County, start by submitting a written grievance to your town's Board of Listers before the scheduled grievance hearing date. Vermont has no standardized statewide form, so you can write a letter explaining why you believe your assessment is incorrect, or ask your town clerk if they have a local grievance form. Include your property details, the assessed value you're contesting, and your supporting evidence such as comparable sales data or photos of property issues. You can file in person at your town clerk's office, by mail to your Board of Listers, or by email if your town accepts electronic submissions. Contact your specific town assessor's office to confirm the exact filing location and any local procedures.

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

If you appeal to the Board of Civil Authority (BCA) after an unsuccessful lister grievance, you'll experience Vermont's unique appeal process. The BCA is composed of your town clerk, selectboard members, and justices of the peace, essentially your neighbors. Vermont law requires the BCA to conduct a mandatory on-site inspection of your property, making it one of the few states with this requirement. The hearing is 'de novo,' meaning the BCA starts fresh and isn't bound by the Listers' previous findings or evidence. You'll present your case again with all your evidence, comparable sales, photos, appraisals, and repair estimates. The BCA can sustain your current assessment, decrease it, or even increase it if they find it was undervalued, so come prepared with strong evidence.

What is the homestead exemption worth in Lamoille County?

Vermont doesn't offer a traditional dollar-amount homestead exemption like many states. Instead, Vermont provides a Homestead Declaration system that gives you two benefits: a lower education property tax rate (versus the higher non-homestead rate) and an income-based Property Tax Credit worth up to $8,000 total ($5,600 for education taxes plus $2,400 for municipal taxes) if your household income is $115,400 or less. For a median Lamoille County home valued at $270,700, the homestead rate reduction alone saves approximately $2,000 annually compared to the non-homestead rate. You must file Form HS-122 with the Vermont Department of Taxes by April 15, 2026 to qualify. Nearly 60% of Vermont homeowners qualify for some level of credit, so this is money you can't afford to leave on the table.

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

Successful property tax appeals in Lamoille County save homeowners an average of $1,671 per year according to recent data. With the county's effective tax rate of 1.71%, every $10,000 reduction in your assessed value saves you $171 annually. If your home is overassessed by $50,000, not uncommon in towns that haven't reappraised recently, you could save $855 per year, which compounds to $8,550 over ten years. National data shows approximately 25% of homes are overassessed, meaning one in four Lamoille County homeowners may be overpaying. The appeal is free at the lister and BCA levels, so there's no downside to filing if you have evidence your assessment exceeds fair market value or is higher than comparable properties.

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

To win your appeal before the Board of Listers or Board of Civil Authority, you need credible evidence proving your property's assessed value exceeds its fair market value. The most powerful evidence is comparable sales data, find at least three to five similar homes in your town that sold recently for less than your assessed value, with similar square footage, age, condition, and location. An independent appraisal from a licensed appraiser carries significant weight and typically costs $400-600. Photographs documenting property defects, damage, outdated systems, or deferred maintenance help demonstrate why your home is worth less than assessed. If claiming assessment inequality, bring data showing similar neighboring properties assessed at lower values per square foot. Detailed repair estimates from contractors for structural issues, roof problems, or mechanical failures provide concrete dollar amounts supporting a reduction.

Do I need a lawyer to appeal my property taxes in Lamoille County?

For the initial lister grievance and Board of Civil Authority appeal levels in Lamoille County, you do not need a lawyer and can successfully represent yourself with proper preparation and evidence. Vermont's town-level appeal process is designed to be accessible to homeowners without legal representation, and many property owners successfully reduce their assessments on their own. However, if you appeal beyond the BCA to the Vermont Director of Property Valuation and Review or to Superior Court, the process becomes more formal and legalistic, and hiring an attorney or tax consultant is strongly advisable. An attorney becomes particularly valuable if your case involves complex valuation issues, commercial property, substantial amounts of money, or if you're uncomfortable presenting evidence at hearings. For most residential appeals at the BCA level, solid evidence matters far more than legal representation.

Can I appeal my Lamoille County property taxes if my home wasn't recently reappraised?

Yes, you can absolutely appeal your property tax assessment in Lamoille County even if your home wasn't recently reappraised, in fact, properties that haven't been reassessed for several years are often the best appeal candidates. Vermont law allows any property owner who disagrees with their assessment to file a grievance annually, regardless of when the last reappraisal occurred. However, if your property wasn't reappraised this year, you won't receive an automatic assessment notice, so you must proactively contact your town lister's office to learn the grievance hearing date and filing procedures. Properties in towns with older assessments are frequently overvalued relative to current market conditions, especially if property values have declined or remained flat while other homes in town with recent assessments reflect lower values, creating strong inequality arguments for your appeal.

Official Resources

Vermont Department of Taxes - Property Owners →

Official state resource for property tax information, homestead declarations, property tax credits, and assessment guidance.

Vermont Property Valuation and Review Division →

Information for property owners on assessments, reappraisals, and the appeal process from the state division that oversees municipal assessors.

Vermont Homestead Declaration Form (HS-122) →

File your homestead declaration online to qualify for lower education tax rates and income-based property tax credits worth up to $8,000.

Town of Stowe Property Tax Information →

Example of local town resources for property taxes, assessments, and lister information in Lamoille County's largest resort community.

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)Windsor County (Woodstock)

← All Vermont property tax appeal info

Sources: https://www.abodemoney.com/insights/property-tax/vermont/lamoille-county | https://tax.vermont.gov/property-owners | https://www.vlct.org/resource/board-civil-authority-toolkit | https://www.appealdesk.com/blog/how-to-appeal-property-taxes-in-vermont | https://tax.vermont.gov/municipal-officials/listers-and-assessors/reappraisals

Last verified: 2026-07-22