Thirty days to answer your notice
We test the county’s value and prepare the packet; you file.
- Length
- 7 business days, inside the 30-day window
- Price, indicative
- From $1,200 per property
Per Washakie County’s review and appeal guidance, Wyoming notices of valuation are mailed on or before the fourth Monday of April, and an owner who wants to contest must file no later than 30 days after the mail date on the notice. That is enough time to build a case from evidence, if the work starts in the first week.
From the mailbox to day 30
- Mail date
Notice arrives
Find the mail date printed on the notice. Every deadline counts from it, not from the day it arrived.
- First week
Call and documents
A free scoping call, then the notice, leases, rent roll and twelve months of income and expenses.
- Next 7 business days
Value tested
Income, vacancy and comparable sales set against the county’s market value, then a second read.
- By about day 20
Packet delivered
The evidence, a one-page case summary and a plain recommendation: contest, or let the value stand.
- Before day 30
You file
You sign and file the contest yourself. We answer questions until the filing is in.
What lands on your desk
- Who it is for
- Owners of Wyoming commercial and industrial property
- Format
- Remote review of your notice, leases and books
- A market value opinion with the income and sales math shown
- The county’s value and ours side by side, with the assessed value of each
- An evidence packet: comparable sales, rents, vacancy and condition notes
- A one-page case summary in plain words, for your filing and any hearing
- A written recommendation to contest or let the value stand
- A 30-minute call before you file
Who it suits, and who not
Right for you if
- Owners whose market value jumped while rents or occupancy did not
- Buildings with vacancy, deferred repairs or below-market leases the county cannot see
- Owners unsure whether the property is classed commercial or industrial
- Owners who want a fixed fee, not a share of any savings
Look elsewhere if
- Property outside Wyoming (Colorado assesses and taxes property differently)
- Notices whose 30-day window has already closed
- Owners who want someone to file or argue for them (talk to your attorney)
Example: a half-empty office building’s notice
The owner of a 7,800 square foot office building in Rock Springs, half vacant since a tenant left, opens a notice showing $1,150,000 of market value. The owner calls on day 5 and sends documents the next morning. The packet arrives on day 17: actual rents, a realistic lease-up period and four comparable sales support about $960,000. The owner files on day 22, and the county decides the result.
Property tax assessment review questions, answered
How is Wyoming commercial property taxed?
On assessed value, which is market value multiplied by the assessment rate. Per Teton County’s guide to determining property tax, Wyoming assesses commercial property at 9.5% of market value and industrial property at 11.5%, so a $1,000,000 commercial building is assessed at $95,000. The local mill levy then applies to that figure.
Can you promise a lower tax bill?
No, and be wary of anyone who does. We test the county’s value against the evidence and tell you plainly whether a contest is worth filing. Sometimes the answer is that the notice is fair, and the packet says so. The result of any contest is decided by the county, not by us.
Why a fixed fee and not a contingency?
Because a fee tied to savings pays the adviser to find savings. Ours is fixed, quoted in writing before you sign, and the same whether we recommend contesting or not. That leaves the packet free to say what the evidence says, including when the county’s number holds up.
Do you file the contest for me?
No. You file the contest yourself, and you speak for the property if a hearing follows. We prepare the evidence, the packet and a one-page summary in plain words, and we answer questions until the filing is in. If you want someone to represent you, talk to your attorney.
What if the 30 days have already passed?
Then the window on that notice has closed, and we will not suggest a way around it. An owner can use the quiet months for a valuation snapshot instead, so the evidence is ready when the next notice is mailed, on or before the fourth Monday of April.
Read on before you call
Scope this with us
A free 30-minute call to see whether the property tax assessment review fits your property, your dates and your budget.