How often does the Lincoln County Assessor appraise property?
Wyoming Statute requires that all property be listed, valued and assessed as of January 1 of each year. Assessment schedules must reflect the owner of record as of that date and be mailed on or before the fourth Monday in April.
Are appraisers working in the Assessor's office certified?
Yes. Wyoming statute requires that all persons responsible for determining value for property assessment purposes be certified by the state as a Property Tax Appraiser. Each appraiser must complete coursework in appraisal on an ongoing basis to acquire and maintain this certification.
Must I allow representatives from the Assessor's office on my property?
Yes. The following Wyoming statute gives the Assessor’s office and its representatives the authority to examine your property for taxation purposes.
18-3-205. Interfering with assessor; failure to return property; penalties.
(a) Any person interfering with the county assessor or deputy county assessor in the discharge of his duties, or any person refusing to allow the county assessor, deputy county assessor or representative of the department of revenue to examine any property pursuant to W.S. 39-13-103(b)(v), is guilty of a misdemeanor, and upon conviction shall be fined not more than seven hundred fifty dollars ($750.00), or imprisoned for not more than six (6) months in jail, or both.
(b) Any person who fails to return any taxable property owned by him or under his control is guilty of a misdemeanor and upon conviction shall be fined not exceeding five hundred dollars ($500.00), imprisoned in the county jail not exceeding ninety (90) days, or both.
When can I expect to have your office complete an onsite inspection?
We physically inspect all properties within Fremont County every six years. We also inspect properties when a building permit or septic permit is issued or address assigned. Inspections are done as deemed necessary if you disagree with the value established by the Assessor’s office; also, upon request of the property owner.
What should I do if I disagree with the value on my assessment?
You must contact the Assessor’s office within 30 days of the mail date on the assessment notice. Bring with you any information that you would like the Assessor to consider regarding the value of your property. Statements of “it’s too high” or “it’s wrong” are vague and not definable.
Why did my value change?
Many factors affect market value: a change in property characteristics, supply and demand, interest rates, labor and material costs to mention a few.
What is an improvement?
These consist of structures, concrete, sheds, etc. These are considered improvements to the land.
What is real property?
Real property is defined as land and all things attached to the land.
Are skid structures taxable?
Yes. According to State of Wyoming, Department of Revenue Memorandum (01-076) “The statutory definition of real property is clear that appurtenances are real property and therefore taxable. If you have skid-mounted structures in your county, they should be listed and valued for Ad Valorem Taxes”
How did you arrive at the value of my property?
Industry-accepted mass appraisal procedures and methodologies are used. Items such as location, property characteristics, sales information, etc., are analyzed each year to determine the estimated fair market value.
Can I get a copy of the appraisal?
Field appraisers do not determine value. The characteristic information they collect along with sales information will be used to calculate the estimated fair market value for next assessment year. If you are interested in getting a copy of the sketch and characteristics, please contact the office either by phone or visit and we would be happy to give you a copy. You may also go to www.lcwy.org/property details and get a copy of your property profile. Actual calculations made to determine your property value for property tax purposes are available when assessment schedules are mailed.
What is personal property?
Property that is not real. Some examples of personal property are: furniture and fixtures, such as desks, chairs, tables, couches, file cabinets, display counters, shelves, machines, computer equipment, software, phones, fax machines, copiers, oil field equipment, heavy equipment, farm equipment, etc.
What is the deadline for reporting personal property?
March 1st of each assessment year. Forms are mailed in early January of each year. Information provided the previous year is included. Businesses are asked to make any additions or deletions and return the form to the Assessor. If there have been no changes, owners indicate so, sign and return the form. The reporting deadline may be extended to April 1 upon written request, provided that request is made no later than February 15th.
Is agricultural land valued differently than other lands?
In Wyoming, land meeting the criteria for agricultural land classification is valued based on the land’s productive capability under normal conditions. Landowners must complete a sworn affidavit stating the land has met the legal requirements for such classification and provide documentation.
What is the level of assessment in Wyoming?
The level of assessment is the percentage of the market value that determines the assessed value. In Wyoming, the level of assessment for minerals is 100%, industrial use properties is 11.5%; and all other properties 9.5%. This percentage is determined by the legislature.
What is a Mill Levy?
This is the number of dollars in taxes that a property owner must pay for every $1,000 of assessed value. The County Commissioners establish the total mill levy for each tax district based on budget requests from the various taxing entities within the district’s boundaries.
How is the Mill Levy determined?
In order to determine the mill levy for each tax district, taxing entities must submit their final budget requests. The budget, less anticipated revenues from non-property tax sources, is divided by the assessed value to obtain the tax rate or mill levy. Assessed values determined by the assessor and values of state assessments (those industries valued by the Department of Revenue, such as utilities, minerals, etc.) are combined to determine the total assessed value within the taxing entities boundaries. An individual assessed value is multiplied by the total mill levy for the tax district to obtain an individual tax amount.
What are tax districts?
They 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.