Property assessors offices in Wyoming education and training will teach you how to appraise personal and real and personal property in order to estimate its fair market value. Property assessors may also assess property for the purpose of setting property taxes in accordance with a prescribed schedule.

The requirements needed to work in WY assessors are complex and vary by the type and value of the property being appraised. Generally, these requirements may be grouped in the following categories:

1. Education. While there are no formal degree requirements for Wyoming property records, most practicing assessors have at least a bachelor’s degree, preferably in economics, finance or real estate. However, the specific courses that a property assessor needs are usually taken at a community college or professional assessor organization.
   
2. On-the-job training. This is required to obtain a license or certification and should be acquired in the office of an independent fee appraiser, if possible.
3. Licensure. Federal law requires that Wyoming property assessors have a state-issued license if they will be involved in transactions requiring a federal loan of $250,000 or more.
   

Action Steps
The best contacts and resources to help you get it done

Complete the courses needed to work in Wyoming assessors offices

There are a variety of on-site universities and distance learning classes that teach students to assess Wyoming property values. These institutions should update their curriculum frequently to reflect changes in the state's educational requirements for property appraisers.

I recommend: The University of Wyoming offers qualifying courses in real estate appraisal that have been approved by the Wyoming Certified Real Estate Appraiser Board. Allied Schools is approved to provide the required train courses for appraisers in Wyoming.

Get on-the-job training for Wyoming property assessment

Job training for property appraisers in Wyoming has specific requirements, as laid out by the Wyoming Real Estate Appraisers Board. These requirements stipulate the length of time the training must take, the way in which the mentor must monitor the process, and the type of experience the trainee must acquire.

I recommend: The Wyoming Legislative Service Office specifies the complete work experience requirements for appraisers in Wyoming. The Wyoming Real Estate Commission provides new appraiser qualifications that include experience requirements for all appraisers in Wyoming.

Become a licensed Wyoming property assessor

Wyoming recognizes three categories of appraisers. A trainee must work under the direct supervision of a licensed appraiser. A certified residential appraiser can perform appraisals on residential property and a certified general appraiser can perform appraisals on all types of property.

I recommend: eLicense School summarizes the licensing requirements for appraisers in Wyoming. Chapter 13 of the Rules and Regulations for the Wyoming Department of Revenue specifies the requirements for a county tax assessor in Wyoming.

Tips & Tactics

Helpful advice for making the most of this Guide

• •  Wyoming property assessors must meet the minimum certification and licensing requirements established by the Appraisal Qualifications Board (AQB) of the Appraisal Foundation. However, many states have more stringent licensing requirements than those required by the AQB. For example, a state may require an appraisal license for all appraisers regardless of the transaction value of the property.

Wyoming property assessment is formulated around the property's assessed value. The revenue trains, supports and guides local government agencies. WY assessors use a "fractional assessment" formula. This means that property taxes only apply to a percentage of the property's full market value. Usually, the market value amount that's subject to being taxed is 9.5%. For example, a $100,000 home is taxed on $9,500 in assessed value.

There is a lot of information to aid your real estate investments at your Wyoming property assessor's office, including property descriptions, records of property value, ownership changes for properties and up-to-date maps of property lines. Wyoming property assessors also analyze the cost of building a new property, trends in property sales prices and the average expense for renting property. There are many ways that the information obtained through Wyoming property assessment is useful. Consider the following when dealing with assessors:

1. Track property market trends by checking out the rise and fall of Wyoming property records.

2. Determine true market value.

3. Evaluate whether a land assessment is fair based on comparisons with similar properties.

Action Steps
The best contacts and resources to help you get it done

Become familiar with Wyoming property assessors' laws on land values

Statutes limit property tax rate increases in Wyoming. For county revenue, the property tax rate cannot be higher than 1.2% of assessed value. In towns and cities, the rate is limited to 0.8%.

I recommend: The Wyoming Department of Revenue helps you understand the property tax system and who must pay for what. Bankrate.com explains how property assessments are completed; just click on the "Property" tab for more information.

Get property records online from Wyoming assessors

Assessors in Wyoming make it a whole lot easier to search through records because most post them in online databases. Wyoming property values are public record, so anyone can take a look at anyone's property information.

I recommend: Skipease lists information about Wyoming property records as well as specific links to property assessors offices in Wyoming. For a nominal fee, DirectPass, Searchsystems.net’s online database, allows you to get information from a Wyoming property appraiser. Register with Intelius to search property records for a fee.

Estimate your taxes based on a similar Wyoming property value

If you're buying an investment property that's similar to several others nearby, it's safe to assume that the Wyoming assessor will assess your property at an amount close to what the neighbors will pay. Unless there are vast discrepancies in the age, size or condition of the building or lot, your taxes will be comparable.

I recommend: Get property tax information by simply typing in your neighbor's address or the address of an investment property into Assessor Links USA’s search tool, a free Wyoming property database. Several municipalities, including Weston County and Laramie County have information on their websites about the property tax assessment process. Register free of charge with LoopNet, which will link you to assessors in Wyoming.

Tips & Tactics

Helpful advice for making the most of this Guide

• •  If you can't find online property tax records, WY assessors are available over the phone or in person. Contact them to set up an appointment.
• •  Don't be afraid to fight an unfair property assessment. Ask your Wyoming assessor for an informal hearing or fill out a grievance form.

Property assessments determine how much property owners, whether on a personal or business level, owe in property taxes each year. Assessments determine the value of specific property and then determine a tax amount based upon a formulated tax rate system. County assessors' offices are responsible for assessing property values and determining these tax rates.

Whether you want to work for a Wyoming assessors' office or simply want to better understand the assessment process for personal or business applications, there are a few key terms you should know.

Action Steps
The best contacts and resources to help you get it done

Market value

Market value is the amount a willing buyer would pay for a given property. Assessors' offices determine the fair market value of a property by compiling several factors, including what similar properties sell for, property amenities, property size and condition.

I recommend: Visit the frequently asked questions page on the Uinta County Assessor website for more information on factors contributing to how assessors determine market value.

Computer Assisted Mass Appraisal (CAMA)

Computer Assisted Mass Appraisal, or CAMA, is a system used by the State of Wyoming and serves as a database for all county appraisal information.

I recommend: Laramie County offers more details about the function of CAMA in Wyoming property assessments. Learn more about the CustomCAMA offered by Software Techniques to better understand what this system provides.

Mill levy

A mill levy is the amount of taxes a property owner pays for every $1,000 in assessed value for that property. Each county determines the mill levy based upon budgets approved within that district.

I recommend: The Sweetwater County Treasurer has more information on a mill levy, including an example.

Statement of Consideration (SOC)

Because Wyoming is a non-disclosure state, the final prices of sold property are not available to the public. When a property exchange occurs, the parties must produce a Statement of Consideration (SOC) containing the date, sale price and other relevant information. The SOC is available to the Wyoming assessors' offices, assisting with property assessments.

I recommend: Learn more about the SOC from the Converse County assessors' office.

Appeal

Property owners can file appeals if they disagree with the assessed value of their property. In order for an appeal to meet approval, the property owner must meet a number of requirements, including the filing of several state and local government forms.

I recommend: The Wyoming State Board of Equalization and the Teton County Assessor explain the property tax appeal process in greater detail.

State Board of Equalization (SBOE)

The Wyoming State Board of Equalization (SBOE) adjusts and equalizes the value of personal and real property. As time passes, the gaps between the values for real property in comparison to other properties, such as personal property, increase. The state SBOE brings those values back into alignment. The SBOE is also responsible for hearing and deciding property tax appeals.

I recommend: Learn more about the rules that govern the Wyoming State Board of Equalization. For more property assessment key terms for the state of Wyoming, visit the Sheridan County Assessor website.

Wyoming property assessors offices laws and regulations control the methods that property assessors use to estimate the value of real property. Wyoming property appraisers usually perform assessments against a given standard, such as fair market value, distressed sale value or foreclosure value. The Uniform Standards of Professional Appraisal Practice (USPAP) provides quality control standards for the appraisal of real property in the United States. The USPAP does not actually define standards of value for property assessments, but does provide guidance on how they should be defined.

There are many different sources of information on the laws regarding Wyoming property records. These sources include the three following categories:

1. The Wyoming state government. These sources provide the state laws and other official information on a Wyoming assessor.
2. County and municipal governments in Wyoming. These sources provide the rules and procedures for a specific property assessors office in Wyoming.
3. Law firms in Wyoming that specialize in property law. Many of these firms provide general information on the property tax laws in Wyoming.
   

Action Steps
The best contacts and resources to help you get it done

Examine the laws that control property assessors in WY

The state government of Wyoming will have specific laws for property tax assessors. Private organizations also provide summaries and general information on property tax assessor laws in Wyoming.

I recommend: Chapter 13 of the Wyoming Legislative Service Office addresses the assessment of real property in Wyoming. The Equality State Taxpayers Association hosts a variety of articles on property tax laws in Wyoming.

Study the procedures for conducting assessors in Wyoming for a particular jurisdiction

Local governments have specific procedures for property assessments and also may offer a Wyoming property tax search. A complete list of Wyoming property tax records may also be available.

I recommend: The Sheridan County Assessor provides the legal requirement for property assessment in Wyoming. The Sweetwater County Assessor cites the specific Wyoming laws that establish the property assessor's duties.

Review Wyoming property assessors laws from private organizations in Wyoming

Private organizations in Wyoming frequently lobby to reform laws on property assessments. They also may write articles on specific issues regarding property taxes in Wyoming.

I recommend: The Wyoming Taxpayers Association has extensive resources on property assessment law, such as a description of Wyoming's current property tax assistance programs. The Powell Valley Economic Development Alliance provides an overview of the property tax laws in Wyoming.

Tips & Tactics

Helpful advice for making the most of this Guide

• •  The laws on Wyoming property assessment are generally guided by the Financial Institutions Reform and Recovery and Enforcement Act (FIRREA) of 1989. This federal legislation requires all states to have a system to certify and license real estate appraisers. Prior to the passage of the FIRREA, there were no national standards for ensuring the quality of real estate appraisers in the United States.