Teton County Administration Building

Though the economy is swinging downwards, property taxes won’t follow it.

“There’s a misconception that if we experience a downturn, your property taxes are going to go down,” Teton County Assessor Melissa Shinkle said.

The total assessed value of property in the county increased 4.87% to just over $2 billion in 2018. That brings property tax estimates, which were mailed last week, up with it, even as the economy fishtails amid the nation’s response to COVID-19.

As in past years, the increase will also not be even.

Parts of the Gill Addition and pockets of East Jackson may see 30% to 40% increases in their assessments.

Commercial properties on Gregory Lane, which saw the largest increase this year, will be hit even harder. Their assessments “pretty much doubled,” Shinkle said.

“It’s just at the worst time,” she added.

Wyoming’s property tax, or mill levy, primarily funds the school system, but local offices have the ability to raise mills of their own.

Teton County’s general fund, for example, benefits from a local mill, as does the Teton County Library, the Teton County Fair and other countywide entities. The state sets the plurality of the mill, but Teton County School District No. 1 and other local entities determine the remainder, setting the total in August when property tax bills are sent.

In light of the downturn and the property tax increases, commissioners have already started thinking about the mill for the general fund, which they control.

That rate was 5.936 in 2019, making up about 10% of that year’s 57.554 mills, which taxpayers paid at a rate of about $5.70 for every $1,000 of their property’s assessed value.

Despite looming budget cuts, commissioners began to discuss trimming their portion Monday, spurred, in part, by an ambitious proposal from Commissioner Mark Barron to cut the general fund mill by three.

Commissioner Mark Newcomb argued against that idea.

He was concerned that the impact of cutting the county’s mills to that degree would have a larger, negative impact on government services than it would have a positive impact on taxpayers.

One mill, according to Treasurer Katie Smits, is worth just over $2 million.

If the commissioners’ mill rate stays the same in 2020, the general fund, which benefits from that mill and doles out money to the health department, Teton County Sheriff’s Office and other agencies, could bring in about $12 million. Cutting a mill from the general fund’s take would reduce that revenue stream by about $2 million, or 16%.

On the flip side, a property owner with a $1 million home would pay $5,467.63 in property taxes under the current rate. Reducing the commissioners’ levy by a mill would bring that dollar value down to $5,372.63, a $95 decrease for the year. Reducing it by three mills, as Barron suggested, would bring the payment down to $5,182.63, a $285 savings.

Newcomb questioned whether those savings for the taxpayer are worth it.

“I worry that when we’re already going to ask for a 20% reduction in budgets countywide, to add another $2 million reduction on top of it would put us in a position where we’re really cutting things to the core,” he said.

Barron, however, disagreed.

“Renters are struggling to make rent. They’re asking for consideration on that rent from people who are paying property taxes,” he said, noting that small business owners are in a similar situation, trying to pay rent while compensating staff and maintaining employee benefits.

“Any reduction in property mills can certainly be backfilled from the county reserves,” Barron said. There is about $7 million in that pool. “That’s why the county has put reserves away.”

Commissioners did not reach a resolution Monday, when they chewed over the issue. The mill rate will be decided in August, after the schools and other entities weigh in on what their mills, which are separate from commissioners, should be.

Contact Billy Arnold at 732-7063 or barnold@jhnewsandguide.com.

Teton County Reporter

Previously the Scene editor, Billy Arnold made the switch to the county beat where he's interested in exploring Teton County as a model for the rest of the West. When he can, he still writes about art, music and whatever else suits his fancy.

(4) comments

Ed Sanden

This is a time for budget cuts, belt tightening. Assessments rocketed up over past 5 yrs. property taxes have doubled in 10 years. Take a breather! Cut! Then reassess next year. Not a time to choke down Jackson. Be responsible.

Konrad Lau

It's a "misconception" because you are dealing with liberal politicians.

I am almost 70 years old and I have NEVER heard of a liberal politician asking to lower taxes.

In fact, 99% have never seen a tax increase they didn't year for.

The only way this cast ever agrees to lowering taxes is when they are in fear of loosing their jobs.

Nationally, the democrats were all running on tax increases.

They say these increases are only for "the rich" but you know who bears the burden.

President Obama said, "Elections have consequences."

This is what he meant by that statement.

Do ya think anyone will remember this come November?

Hah! They never have before.

Richard Burns

The assessment process is out of control. We have had four sales (all new construction) on our street of the exact same floor plan and all closed in last last 10 months. They have all been re-accessed at about MILLION dollars more than the price for which they were just purchased, in a declining real estate market, and a declining economy. It is beyond understanding.


The projections were based on properties values that were valid last year. Are they projecting a V-shaped recovery? Many economists feel that the country is headed for recession. Recessions effect property values. Barron makes some good points here. The rest of the commissioners need to stop counting their dollars, which are really our income, and look at the new reality.

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