Assessments

Terms, Appeals, & Exemptions

Language of Assessment: A Glossary of Terms

The Language of Assessment

Property assessment and taxation is a complex subject. Knowing the terminology will help you understand the assessment process. The Park County Assessor’s office is dedicated to educating the public about procedures and methods used to be in compliance with State of Wyoming statutes, rules and regulations.

Fair Market Value is the amount of money a well-informed buyer would pay and a well-informed seller would accept for property that has been on the open market for a reasonable amount of time, assuming neither buyer nor seller is acting under pressure.

Assessed Value is the taxable value of each property. This value is calculated by multiplying the fair market value by the level of assessment.

Level of Assessment is the percentage of the fair market value that determines assessed value. The current level of assessment for industrial use properties is 11.5%; all other properties are at 9.5%. The level of assessment is set by the legislature and is subject to change.

Mill literally, one thousandth. For tax purposes: $1 of taxes for every $1,000 of assessed value.

Mill Levy is the number of dollars in taxes that a property owner must pay for every $1,000 of assessed value. This amount is based on budget requests from various taxing entities.

Assessment Date under Wyoming Statute is January 1st of each tax year. All properties are valued, assessed and taxed to the owner of record on this date.

Mass Appraisal is the process of valuing a universe of properties as of a given date, utilizing standard methodology, employing common data, and allowing for statistical testing. The goal of mass appraisal is the same as fee appraisal: to develop a reasonable estimate of fair market value.

CAMA (Computer Assisted Mass Appraisal) is a computer system developed by the State of Wyoming to perform three functions:

  1. Warehouse information collected by the assessor’s office staff. Information such as ownership, location, size, use, physical characteristics, condition, and sales information must be continually updated.
  2. CAMA is like a complex calculator. It contains equations, cost and depreciation tables which automate standard appraisal methods to estimate fair market value.
  3. Quality control features such as reports generated using various parameters.

Real Property is defined as land and improvements (buildings and structures) permanently fixed to the land.

Personal Property includes material assets that are not fixed to the land such as furniture, machinery or equipment, transportable homes.

Statement of Consideration is a document, which provides sales information that must be used in addition to other information to determine current market value. The seller, buyer or agent completes the document at the time of a property transfer. Information is confidential and not public record. Property owners may review the sales information used to determine the value of their property. The SOC review period is only during the 30-day appeal period and the property owner may not further disclose the sales information to other persons or property owners. Sales information may be introduced to the County Board of Equalization during a formal appeal, but actions must be taken to prevent its indiscriminate disclosure.

Neighborhood Boundaries are developed by the assessor based on physical, economical, governmental, or social factors. These neighborhood boundaries are used when sales studies are done.

Tax Districts are the geographic area on which a taxing entity has the right to levy taxes. These entities include school districts, counties, cities, water or sewer districts, fire districts or other specially formed districts as designated by state statute.

Tax Base is the total value of property against which the property tax is levied.

Property Tax Appraiser is the designation given to those persons who have completed the education and training mandated by the State of Wyoming for anyone making a valuation judgment used as a basis for property taxation.

Review and Appeal

Property Review and Appeal
Property owner participation and education is key to a fair system of taxation. The Assessor’s goal is to ensure all taxpayers are aware of their rights and to make the process as efficient and painless as possible.

Calendar of Events

  • Wyoming Statute §39-13-103 directs that all property will be listed, valued and assessed as of January 1 of each year. Assessment Schedules must be mailed to all property owners on or before the fourth Monday of April.
  • Wyoming Statute §39-13-109(b)(i) requires persons wishing to contest their assessment to file no later than 30 days after the mail date or postmark a statement with the Assessor outlining their reason or disagreement with the assessment. The Assessor and Protestant must disclose witnesses and exchange information, evidence and documents relevant to the appeal no later than 15 days prior to the scheduled county board of equalization hearing.  

Basic Procedures
The Assessment Schedules mailed by the Assessor’s Office contain the legal description of the property, the estimated fair market value and the assessed value. When the property owner receives the assessment schedule it should be opened immediately and reviewed. Particular attention should be paid to the Market Value. Does it represent what the property would have been worth if sold on January 1, of the current tax year? If the value is within reason and no other errors are noted on the assessment schedule, further action is not required. However, if you disagree with the value, contact the Assessor’s Office as soon as possible to initiate the review process. The process is divided into Review and Formal Appeal.

Review Process
When the property owner contacts the office, the Property Record Card is reviewed and all property characteristic information is checked for accuracy. This includes square foot size, construction, finished area, out buildings, etc. Any changes may affect the final market value.  During this review, the property owner may provide any information they would like to have considered such as appraisals, market analysis, special conditions or influences they feel may affect the property value.  The owner must provide an action desired such as their estimate of value as of January 1. Statements of “it’s too high” or “it’s wrong” are vague and not definable.  For residential properties, Assessor staff will review the sales listing for the appropriate neighborhood with the owner and explain the basic neighborhood system. If desired by the owner, a copy of the sales listing for his neighborhood will be provided. NOTE: Under Wyoming Statute §34-1-142, sales information is not a “Public Record” and must be kept confidential. Persons receiving sales information may not disclose it to other individuals. Property owners may disclose this information to the County Board of Equalization in conjunction with any hearing. Due to the confidentiality of the sales information it cannot be mailed, electronically transmitted or given over the telephone.  Upon completion of the review the property owner will receive by mail: An amended schedule reflecting updated market value and estimated  tax amount, or, notification that no changes have been made, advising them of their option to continue a formal appeal if so desired.

Formal Appeal Process
If after a review the property owner feels the value of his property is incorrect, he may file an official appeal. Official Appeal of Assessment forms are available in the Assessor’s Office. Copies of the form or statement must be filed with Assessor within 30 days of the mail date or postmark date on the Assessment Schedule. A copy of the Rules of Practice and Procedures for Appeal Before the County Board of Equalization Involving Taxation Matters are available for the property owner at the Assessor’s Office. An appeal may be withdrawn at anytime by written notification to the Clerk’s and Assessor’s offices. A general order of proceedings follows:

  • A hearing time/date is set and owner notified by mail. The County Assessor and the person contesting the assessment (petitioner) must disclose witnesses and exchange information, evidence and documents relevant to the appeal no later than fifteen (15) days prior to the hearing. This includes anything that is to be presented as evidence during the hearing.
  • The County Commissioners serve as the County Board of Equalization. Other persons attending the hearing may include the hearing officer, recording secretary, secretary to the board, counsel for the board, parties to the appeal.
  • The Petitioner is first to present evidence or witnesses. Any testimony presented may be questioned by the Assessor, the Assessor’s attorney, or member of the board.
  • The Assessor or a deputy presents evidence or witnesses. The testimony may be questioned by the Petitioner, his agent or member of the board.
  • After all testimony and evidence is presented, a brief closing statement may be made by each side.

The Board will notify participants in writing of their findings and any appeal action available to them no later than the first Monday in August.

Tax Relief

Veteran's Exemption Claim Form

What is the Veterans’ Exemption?

  • The State of Wyoming Legislature budgets funding to assist Veterans of foreign wars in paying property taxes.
  • The County Assessor’s Office administers the exemption based on statute and Department of Revenue Rules and Regulations.
  • Effective January 1, 2007 the $800 lifetime maximum was removed; the exemption may be used on real estate or vehicles.
  • A disabled veteran with a compensable service connected disability certified by the veteran’s administration is eligible for the exemption regardless of the time of service. Forms are available in the County Assessor ‘s office.
  • The surviving spouse of qualifying Veteran may be eligible to continue this exemption: they must reside in Wyoming and not remarry.

Who Qualifies?

  • Veterans who are Wyoming residents for a minimum of three years preceding qualifying for the benefit.
  • Veterans or widow of a qualifying veteran who has a written discharge (DD-214 or equivalent) from active duty military service.
  • Served during an armed conflict and received the Armed Forces Expeditionary Medal (AFEM) or equivalent.
  • Each Veteran or widow of a qualifying veteran must appear in person at their local County Assessor ‘s office to complete the initial application.
  • A disabled veteran with a compensable service connected disability certified by the veteran’s administration is eligible for the exemption regardless of the time of service. Forms are available in the County Assessor ‘s office.

How can the Exemption be used?

  • The exemption may be used on property tax and it reduces the assessed valuation by $3,000 annually. The tax dollar amount varies depending on mill levy for tax district. Approximate amount $213.00. Eligible property must be owned by the Veteran and or Spouse as of January 1st and be their primary residence. The veteran or the veteran’s spouse MUST contact their local County Assessor ‘s office each year after January 1st and before the 4th Monday in May to renew the exemption
    • OR
  • County fees for licensing a vehicle (not sales tax) may be reduced by $3,000 assessed dollars (approximately $90.00) annually. More than one vehicle may qualify, not to exceed a total of $90.00 per year.
  • Title, registration, or expiration reminder showing the Veteran and/or spouse’s names is required prior to purchasing tags for exemption usage. New purchases must be titled before qualifying; leased vehicles do not qualify.