Wyoming 9.5% Residential Assessment Ratio, Mill Levies and Low Property Tax Escrows — Pronghorn Parlor
Updated October 2026
Wyoming's 9.5% residential assessment ratio is not a 9.5% annual property tax rate. It is the starting percentage used to calculate assessed value. Local mill levies then apply to that assessed value, with qualifying exemptions and other relief potentially changing what a homeowner ultimately owes.
Turn assessed value into an annual estimate
For a home with a fair market value of $400,000, multiplying by 9.5% produces an assessed value of $38,000 before applicable adjustments. One mill represents one dollar of tax per $1,000 of assessed value.
| Calculation step | Illustrative result |
|---|---|
| Fair market value | $400,000 |
| Multiply by 9.5% | $38,000 assessed value |
| Apply a hypothetical 60-mill levy | $2,280 annual tax |
| Divide annual tax by 12 | $190 monthly tax allowance |
The example's effective rate is 0.57%. Wyoming planning estimates often fall around 0.55%–0.65% annually, but your property's taxing district, valuation, and relief eligibility determine the actual bill. A neighboring property's tax amount is not a substitute for the parcel's own assessment.
Review the Wyoming Department of Revenue for assessment guidance, then obtain parcel-specific figures from the county assessor and treasurer.
Build an escrow estimate that can withstand changes
Your mortgage payment may collect one-twelfth of estimated annual taxes each month. The servicer holds those funds in escrow and pays the tax installments when due. Homeowners insurance is commonly collected alongside taxes.
Wyoming's calendar involves the September/November and March/May tax windows. Generally, the first half is due September 1 and delinquent after November 10; the second half is due March 1 and delinquent after May 10. Confirm the county's payment instructions and how your servicer schedules disbursements.
An escrow shortage can arise when actual taxes or insurance exceed earlier estimates. Use the monthly payment calculator to test a higher annual tax figure, not just the seller's current payment.
Check relief without assuming eligibility
Potential relief includes the Wyoming Property Tax Refund Program, a 25% long-term homeowner exemption tier, and the Veteran Property Tax Exemption. Each has its own qualifications, application process, and timing. A seller's exemption may not transfer to a buyer.
The Consumer Financial Protection Bureau explains mortgage payment and escrow components. For purchase-day allocations, read our title closing and tax proration guide before comparing the seller's tax credit with your initial escrow deposit.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
Wyoming 9.5% Residential Assessment Ratio, Mill Levies and Low Property Tax Escrows — Choose a mortgage by comparing eligibility, upfront cash and total monthly costs, not the advertised rate alone. Conventional, FHA, VA and USDA serve different borrowers. Confirm county limits, taxes, insurance and lender requirements before comparing personalized Loan Estimates for your household.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- Wyoming Community Development Authority — state housing finance and property tax authority.
- Wyoming Department of Revenue — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.