Vermont homeowners pay a median of $5,039 a year in property tax, an effective rate of 1.59%, the 5th highest of the 15 states we cover. The deadline to appeal: ~14 days after June notice. Here is who sets your value, how to challenge it and what evidence works.
Closed for 2026Closed for 2026. The next grievance window follows change-of-appraisal notices in spring 2027.
You must file a written grievance with the listers (email usually accepted) by the grievance deadline stated on the notice - generally 14 days after the change-of-appraisal notices are mailed, usually in June. Postmarks may not count; it must be received. Example: Morristown - 14 days from the date notices are mailed, typically early to mid June. If you do not grieve to the listers, you lose the right to appeal further.
When the grand list is lodged (usually late May or early June; later in reappraisal years), the town mails a 'Change of Appraisal' notice to owners whose value changed, with the grievance deadline. You can grieve even if your value did not change.
Enter the market value on your assessment notice and what you think the home would really sell for. We estimate the yearly saving if the board agrees with you.
Some states cap how fast the taxable value of a home can rise (California, Florida, Michigan and Texas homesteads, for example). If your taxable value is already held below market value by a cap, a lower market value may not lower this year's bill.
Each town's elected listers or appointed assessor values all property as of April 1 and files the town's 'grand list'. The state Division of Property Valuation and Review (PVR) oversees them. Property is listed at 100% of fair market value as of April 1. Between reappraisals town values drift, so the state measures each town's Common Level of Appraisal (CLA) to adjust education taxes - but your own appeal is about your home's fair market value and fairness compared with similar homes in town. Since January 1, 2025, towns must reappraise at least every six years (PVR can allow longer or order an earlier reappraisal). From 2031 the state plans Regional Assessment Districts that reappraise jointly.
The grievance hearing itself is fairly informal: a 10-15 minute appointment with the listers or assessor, who issue a written decision afterward. You can also call the listers' office before the deadline to review your property card and fix data errors.
What works in Vermont: Recent sales of comparable homes in your town (property transfer tax returns are public); Specific similar homes in the same area with lower assessments (comparable assessments - similar location, acreage and size); Errors on your lister card (bathrooms, finished basement, condition, acreage); A bank or independent appraisal, photos and repair estimates; Copies of everything for each board member - general claims that 'the market is down' or 'taxes are too high' do not count.
Step 1: Send a written grievance to the listers by the deadline and attend the short hearing (or rely on your letter). Step 2: If unhappy with the listers' written decision, write to the town clerk within 14 days of that decision notice to appeal to the Board of Civil Authority (town officials). At the BCA you present for about 15 minutes; a three-member committee then inspects your property inside and out, and the BCA issues a written decision by certified mail. Refusing the inspection means your appeal is treated as withdrawn. Cost: No fee for the grievance or the BCA appeal.
The town's value is presumed valid. You carry the burden of persuading the listers and the BCA, and on appeal you must produce credible evidence of fair market value (or unequal treatment) to overcome the presumption. Once you do, the town must support its value.
Notice of appeal and fee must be received by the town clerk within 30 days after the BCA decision is mailed. File a notice of appeal with the town clerk, choosing either the state appraiser (a PVR hearing officer) or the county Superior Court, and send a copy to the town. The state appraiser hearing is held in your town, decides the value from scratch ('de novo'), and does not require a lawyer. Filing fee to PVR was $70 (2019 guidance). Court appeals follow civil court rules and usually involve a lawyer. Further appeal goes to the Vermont Supreme Court within 30 days.
The town corrects the grand list and your tax bill; overpaid taxes are refunded or credited by the town. A state appraiser or court decision sets the value for the appeal year and the two following years, unless there is a town-wide reappraisal or major change to the property.
At the listers' grievance and the Board of Civil Authority, present comparable properties (or the town's sales-ratio level) showing your home is listed higher than comparable homes; the law requires a value that corresponds to comparable properties in town. Run the numbers with our unequal assessment calculator.
Most wins start with a mistake in the assessor's record of your home. Check it line by line.
Record card checklistAn exemption is separate from an appeal: you apply once and it cuts your taxable value every year. Check you have every one you qualify for.
Vermont residents who own and live in their home as of April 1 with household income up to $115,400 (2025) can get up to $5,600 off the education tax and $2,400 off the municipal tax. File HS-122 and HI-144 by April 15.
Every owner-occupant must file a Homestead Declaration each year to get the lower homestead education tax rate instead of the non-homestead rate. File by April 15 (late filing allowed until October 15 with possible penalty).
Veterans with a service-connected disability of 50% or more (and certain survivors) get at least $10,000 off the listed value; towns may vote a higher amount.
You can grieve and appeal on your own. You may use a representative at the listers, BCA and state appraiser levels; a lawyer is not required before the state appraiser but is often advisable in Superior Court.
Fill in your details and download a written appeal statement as a PDF or Word file. Most boards also require their own appeal form: file the form and attach this letter and your evidence to it.
Tax Appeal Map is a free information site, not a law firm or appraiser. The letter is a template, not legal advice.
You must file a written grievance with the listers (email usually accepted) by the grievance deadline stated on the notice - generally 14 days after the change-of-appraisal notices are mailed, usually in June. Postmarks may not count; it must be received. Example: Morristown - 14 days from the date notices are mailed, typically early to mid June. If you do not grieve to the listers, you lose the right to appeal further.
With the Town listers / assessor (grievance), then Board of Civil Authority (BCA). Step 1: Send a written grievance to the listers by the deadline and attend the short hearing (or rely on your letter). Step 2: If unhappy with the listers' written decision, write to the town clerk within 14 days of that decision notice to appeal to the Board of Civil Authority (town officials). At the BCA you present for about 15 minutes; a three-member committee then inspects your property inside and out, and the BCA issues a written decision by certified mail. Refusing the inspection means your appeal is treated as withdrawn.
No fee for the grievance or the BCA appeal.
The grievance hearing itself is fairly informal: a 10-15 minute appointment with the listers or assessor, who issue a written decision afterward. You can also call the listers' office before the deadline to review your property card and fix data errors.
You can appeal to the State Appraiser (Director of Property Valuation and Review) or Superior Court. Notice of appeal and fee must be received by the town clerk within 30 days after the BCA decision is mailed. File a notice of appeal with the town clerk, choosing either the state appraiser (a PVR hearing officer) or the county Superior Court, and send a copy to the town. The state appraiser hearing is held in your town, decides the value from scratch ('de novo'), and does not require a lawyer. Filing fee to PVR was $70 (2019 guidance). Court appeals follow civil court rules and usually involve a lawyer. Further appeal goes to the Vermont Supreme Court within 30 days.
The town corrects the grand list and your tax bill; overpaid taxes are refunded or credited by the town. A state appraiser or court decision sets the value for the appeal year and the two following years, unless there is a town-wide reappraisal or major change to the property.
Checked 2026-10 against official Vermont sources. Local deadlines and fees can differ; confirm with your assessor or board.