reglab/statecodes huggingface dataset:
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-9 - Reconciliation

Current through July 13, 2024
The appraiser shall consider the relative significance,
				  applicability and appropriateness of the indications of value derived from the
				  approaches to value or methods outlined above, and will place the most
				  consideration and reliance on the value indicator which, in his professional
				  judgment, best approximates the value of the subject property. The appraiser
				  shall evaluate all alternative conclusions and correlate the value indicators
				  to arrive at a final estimate of fair market value.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-10 - Allocation

Current through July 13, 2024
This is the process of assigning a portion of the unitary
				  value of a Department Assessed company to Wyoming. The goal of allocation is to
				  reasonably reflect the property value contained in Wyoming. Standard allocation
				  formulas aimed at equitable value allocations between states can be based on a
				  combination of factors, i.e. property (asset costs), use or capacities, and/or
				  revenue. The Department shall develop standard models by industry to meet the
				  criteria as specified above.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-11 - Apportionment or Distribution

Current through July 13, 2024
This is the process of assigning a portion of the Wyoming
				  allocated value to county and tax districts as determined by the Department
				  Rules Chapter 21, "Tax District Mapping". The process is completed in two
				  steps:
(a) Identify all situs
				property, i.e. property which has a well defined legal location, site specific
				delineation, and specific investment accounting records; and
(b) Identify all non-situs property or
				property not defined by legal descriptions, such as property which is
				continuous in nature (i.e. miles of pipeline, wire miles, cable miles,
				transmission lines, and others), and specific investment accounting assets
				segregated by the above items.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-12 - Department Assessed Company Inspections

Current through July 13, 2024
The Department shall physically inspect each Department
				  assessed company (on-site review) as deemed necessary by the appraiser or
				  Administrator.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-13 - Appraisal Basis Explanations to Taxpayer

Current through July 13, 2024
All Department assessed companies will be notified of a
				  preliminary estimate of fair market value of the subject property. The taxpayer
				  shall receive:
(a) A statement
				indicating those methods set forth in Section
				6 of this Chapter which were used in
				arriving at the value; and, upon request,
(b) The identification and values of all
				elements and data used in each method, as well as any simplifying assumptions
				which have been made or deviations from the method as set forth in these Rules.
				This includes identification of any industry-wide or other data not specific to
				the company's property and the utilization of such data.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-14 - Preliminary Notice-Informal Conference Procedure-Taxpayer

Current through July 13, 2024
(a) If there is an
				objection to the preliminary notice of value, the Department assessed company
				may request an informal conference to provide information as to any errors of
				fact or law or to explain or expand upon any of the information presented in
				the company's original filing. If an objection is based on a clerical error,
				the company shall immediately notify the Department, and a conference is not
				necessary.
(b) Requests for
				conferences shall be made in writing to the Appraisal Supervisor, Appraisal
				Services Group, Property Tax Division, Department of Revenue within ten (10)
				calendar days of the postmark date of the preliminary notice. Notification of
				the date and time for such conference may be made by phone or electronic
				confirmation. Conferences shall be brief and to the point.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-15 - Annual Report Audit Rights and Responsibilities

Current through July 13, 2024
The Department reserves the right to engage the Department of
				  Audit or a third party contractor to conduct ad valorem tax audits on
				  Department assessed companies.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 7 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (DEPARTMENT ASSESSMENTS) › Section 7-16 - Final Fair Market Value Determination

Current through July 13, 2024
The Department shall annually make a final determination of
				  the fair market value and assessed value and provide the final determination to
				  each Department assessed company as a final notice. Written objections to the
				  values may be filed pursuant to
				  W.S.
				  39-13-102(n).
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-2 - Purpose of Rules

Current through July 13, 2024
These rules are intended to describe the valuation
				  methodology to be used to determine the taxable value of Car Companies for
				  property tax purposes. The manuals, formulae, methods, systems, computations,
				  standards, and criteria to be used by the Department. to determine fair value
				  are set forth herein.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-3 - Definitions

Current through July 13, 2024
For the purpose of ad valorem taxation under these Rules, the
				  definitions set forth in Title 39, as amended, are incorporated herein by
				  reference. In addition, the following definitions shall apply:
(a) "Best Information Appraisal" means the
				calculation of value based upon:
(i) Total
				Wyoming mileage, loaded and empty;
(ii) Class of car and;
(iii) Information provided by the railroad
				companies report; and
(iv)
				Information provided by the car company.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-4 - Annual Reporting Requirements

Current through July 13, 2024
(a) Each Department
				assessed car company shall submit an annual report to the Department on or
				before May 1 each year. The requested information shall include: complete
				ownership delineation; reporting marks; class of cars; the number of units per
				class of cars; the total Wyoming mileage and system mileage for the preceding
				calendar year as defined by this chapter; route information and travel times
				necessary to determine average daily mileage; year(s) built or year(s) of
				acquisition; historical or original cost and additions and betterment made to
				cars; amount included in original cost associated with items included in the
				additions and betterment; daily average number of cars idle; and supplemental
				documents as the Depatment requires.
(b) Any request for extension of the filing
				deadline with the department shall be submitted in writing prior to the
				statutory due date. Extensions shall not be granted for greater than fifteen
				(15) calendar days.
(c) Failure to
				file a reporting form, or an incomplete filing by a company shall require the
				Department to value the company using the Best Information Available
				requirements of
				W.S.
				39-13-107(a)(iii), W.S.
				W.S.
				39-13-103(b)(xvi)(C), and by
				the methods set forth in this chapter. The failure to report shall subject the
				company to the penalty provisions of W.S. W.S.
				W.S.
				39-13-108(c)(ii)(B).
(d) The Department shall notify each car
				company by October 15th of each year, the month to be used for the following
				year's time/speed study. If the company fails to provide the study, the
				Department shall used the best information available to determine the number of
				cars. The company shall be required to file the time/speed study every three
				years or upon Department request.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-5 - Valuation

Current through July 13, 2024
(a) The Department shall annually determine
				the value of car companies based upon the use of market information available
				to the Department for each particular class of car using class specific cost,
				sales and income information submitted by the taxpayer, data from operating
				railraods within Wyomingand generally recognized value publications in the
				market and/or other recognizes financial materials available to the Department;
				and
(b) The number of Wyoming cars
				multiplied by the fair market value of the car.
(c) The Wyoming fair market value multiplied
				by the level of assessment shall determine the Wyoming assessed
				value;
(d) The Wyoming tax due
				shall be the total Wyoming assessed value multiplied by the statewide average
				mill levy.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-6 - Valuation Basis Explanation to Taxpayer

Current through July 13, 2024
(a) The Department
				will compare the car company's mileage reports to the railroad company's
				mileage information. If there is a discrepancy, the Department will advise the
				car company of the discrepancy, and the company will have fourteen (14)
				calendar days to correct the report and/or explain the discrepancy. If the
				company does not adequately respond within fourteen (14) days, the Department
				will issue a valuation using the mileage that results in a higher tax
				amount.
(b) The Department will
				provide each assessed car company a preliminary notice of taxable value setting
				forth the methods used to arrive at value.
(i) The company may request an informal
				conference to object to the preliminary notice of value and to provide
				information as to any errors of fact or law or present additional information.
				If the objection is a clerical error, the company shall immediately notify the
				Department, and a conference may not be necessary.
(ii) The request for conference must be made
				in writing and filed with the Department within ten (10) calendar days of the
				postmark of the preliminary notice. The Department will notify the company of
				the date of the conference by phone or electronic mail.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-7 - Notification of Billing

Current through July 13, 2024
(a) Annually, on or
				before September 15th or as soon thereafter as possible, the Department shall
				calculate and mail to each car company a statement of final value and the tax
				due. The taxes must be paid to the Department on or before December 31 of each
				year. Delinquent taxes shall bear an interest rate of eleven (11%) per
				annum.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 8 - PROPERTY VALUATION METHODOLOGY AND ASSESSMENT (CAR COMPANIES) › Section 8-8 - Annual Report Audit Rights and Responsibilities

Current through July 13, 2024
The Department reserves the right to engage the Department of
				  Audit to conduct property tax audits on Department assessed car
				  companies.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-1 - Authority

Current through July 13, 2024
These Rules are promulgated under authority of
				  W.S.
				  39-11-102(b) and W.S.
				  W.S.
				  39-13-103(b)(ii).
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-2 - Purpose of Rules

Current through July 13, 2024
These rules are intended to describe the methodologies to be
				  used to determine the taxable value of property valued and assessed by County
				  Assessors for property tax purposes. These rules set forth the manuals,
				  formulae, methods, systems, computations, standards, guidelines and criteria to
				  be used by the County Assessors to determine fair market
				  value.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-3 - Duties of the County Assessors

Current through July 13, 2024
(a) The County
				Assessor in each individual county shall value and assess all property
				specified in
				W.S.
				39-13-103(b), in accordance
				with these rules. The Department shall monitor the work in progress in the
				office of each County Assessor to determine whether the procedures and formulae
				promulgated by the Department are being observed and applied. With the
				exception of monitoring activities under section
				8 and
				automatic computerized value calculations which occur when programs and tables
				are changed pursuant to Department approval and consistent with established
				time frames, the Property Tax Division shall not set or change values for
				properties under this section.
(b)
				The Property Tax Division may, upon a written request from the county assessor,
				appear and testify in a county board of equalization proceeding regarding
				department rules, manuals, formulae, methods and systems.
(c) County Assessors shall physically inspect
				all real properties within their jurisdiction at least once every six years in
				order to assure the property characteristic data are correct. The Department
				may, if necessary, require a yearly plan from the assessor to assure
				compliance. Exempt properties shall be reviewed as deemed necessary by the
				assessor to assure the basis for the exemption remains valid and applicable.
(i) Alternative to on-site physical
				inspection of property
(A) Provided that
				initial physical inspections are completed in a timely manner, the county
				assessor my employ a set of digital imaging technology tools to supplement
				field re-inspections with CAMA assisted office review. These imaging tools
				should include the following:
(I) Orthophoto
				images (minimum 6" pixel resolution in urban/suburban and 12" resolution in
				rural areas, updated every 2 years in rapid growth areas, or 6 - 10 years in
				slow growth areas).
(II) Low level
				oblique images capable of being used for measurement verification (four
				cardinal directions, minimum 6" pixel resolution in urban/suburban and 12"
				pixel resolution in rural area, updated every 2 years in rapid growth areas or
				6 - 10 years in slow growth areas).
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-5 - Appraisal Methods

Current through July 13, 2024
(a) The appraisal
				techniques which may be used by the County Assessor include the approaches
				described in this section. Each approach used shall be an appropriate method
				for the type of property being valued; that is, the property shall fit the
				assumptions inherent in the appraisal method in order to calculate or estimate
				the fair market value of the property. Each approach used shall also consider
				the nature of the property and the regulatory and economic environment within
				which the property operates.
(b)
General Appraisal Methods and Reconciliation
(i)
The Sales Comparison
				Approach.
The comparable sales approach is an appropriate method
				of valuation when there are an adequate number of reliable arms-length sales
				and the properties subject to such sales are similar to the property being
				valued. For land valuation, the sales comparison is the preferred method of
				valuation. In the absence of adequate vacant land sales, other techniques may
				be used including allocation, abstraction, anticipated use, and capitalization
				of ground rents. In the mass appraisal of properties for property tax purposes
				it is acceptable to value the properties using generally accepted market
				modeling techniques. Comparable sales shall be adjusted to reflect differences
				in time, location, size, physical attributes, financing terms or other
				differences which affect value. The use of this approach to value depends upon:
(A) The availability of comparable sales
				data;
(B) The verification of the
				sales data;
(C) The degree of
				comparability or extent of adjustment necessary for time differences;
				and
(D) The absence of non-typical
				conditions affecting the sales price.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-6 - Statistical Analysis and Standards

Current through July 13, 2024
(a) These standards
				apply to residential valuations performed by the Assessor with department
				approved software, and are directed primarily at the reliability of sales ratio
				study calculations performed by the Assessor for each LEA, Neighborhood or
				other stratum in the county. IAAO standards apply except where there is a
				conflict with these rules, in which case these rules shall prevail.
(i)
Sales Sample Sizes for Ratio
				Studies
. A ratio study is valid to the extent that the sample of
				sold properties is sufficiently representative of the population being
				appraised. The minimum sample size shall be 5 for any LEA, Neighborhood or
				other stratum. If five sales are unavailable the following methods should be
				used to increase sample size. If methods (A.), (B) and (C.) do not result in
				compliance with the statistical standards herein then method (D.) may be
				considered.
(A) Restratification. If levels
				of appraisal are similar or properties are homogenous, broader strata
				containing larger samples can be created by combining existing strata or by
				stratifying on a different basis.
(B) Extending the period from which sales are
				drawn. This is often the most practical and effective approach. Sales from
				prior years can be used; however, adjusting the sale price for time may be
				necessary and significant property characteristics must not change.
(C) Enlarging the sample by validating
				previously rejected sales. Sales previously excluded from the analysis, because
				it was not administratively expedient to confirm them or to make adjustments,
				can be reevaluated.
(D) Imputing
				appraisal performance. Ratio study statistics for strata with no or few sales
				can sometimes be imputed from the results obtained for other strata. These
				strata should be as similar as possible. Procedures and techniques used to
				appraise properties in the strata also should be similar.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-7 - Computer Assisted Mass Appraisal (CAMA)

Current through July 13, 2024
Real Ware is the only CAMA system adopted and approved for
				  valuation of taxable property assessed at the County level for property tax
				  purposes. The system shall be used for all real and personal property, except
				  property for which narrative appraisals or other recognized supplemental
				  appraisals are used as a substitute to the CAMA system. For these properties,
				  the assessor shall maintain a name and address file in the CAMA system, along
				  with a legal description and the final value of land and buildings as described
				  in the narrative or supplemental appraisal.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-8 - Monitoring County Valuation Procedures

Current through July 13, 2024
(a) The Department
				shall annually provide Assessors with information and training regarding
				compliance with new rules and statutes.
(i)
				Annually, the Property Tax Division shall monitor each Wyoming County
				Assessor's Office to discuss and insure utilization of Department approved CAMA
				systems and compliance with all Department directives and orders with regard to
				appraisal methods and valuation methodologies. The results shall be compiled by
				identifying current issues of concern and presented to the Department of
				Revenue Director no later than January 31st of the
				following year.
(A) Each county shall receive
				a copy of the results of their county and be provided the opportunity to
				respond
.
(B) If
				concerns are not cured within a time specified by the Division, the Department
				may, in conjunction with the county, develop a work plan to correct the
				situation.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-9 - Written Explanation to Taxpayer

Current through July 13, 2024
Any taxpayer whose property is appraised under
				  W.S.
				  39-13-103(b)(v) and
				  39-13-107(a)(i) 
				  and this Chapter will be notified of the appraised value of the subject
				  property and, upon request, will be provided a statement indicating those
				  methods set forth in section
				  5 of this
				  chapter that were used in arriving at the appraisal.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-10 - Responsibilities for Cadastral Mapping

Current through July 13, 2024
(a) County
				Assessors shall have authority to assign identification numbers as well as
				ownership and LEA/NBHD boundaries for completion of county responsibilities for
				cadastral mapping. Plotting ownership entails researching title records and
				delineating the lands owned by each individual on ownership base maps.
				Ownership base maps may consist of one or more of the following: Mylar
				overlays, other hard copy maps, or computerized mapping system. Application of
				parcel identification numbers and maps shall be constructed to meet the general
				standards of Department of Revenue's Mapping and Agricultural Manual, or other
				methods/systems approved by the Department.
(b) The Division shall assure that all tax
				district boundaries in the state of Wyoming are created on a uniform set of tax
				district maps that can be easily reproduced and distributed. When these tax
				district maps are complete, each County Assessor shall, with the assistance of
				the taxing bodies, confirm the tax district boundaries in accordance with
				W.S.
				39-13-102(p).
(c) All parcels plotted on the base ownership
				maps and assigned a parcel identification number, as described in Subsection
				(a), shall have a corresponding CAMA account. Each of these newly assigned
				parcel identification numbers (PINs) shall be entered into the corresponding
				and proper CAMA account.
(d)
				Requests for variances from Department of Revenue's Mapping and Agricultural
				Manual shall be made to the Department in writing. Within sixty (60) days of
				receipt of the request, the Department shall obtain the recommendation of the
				Property Tax Division on the variance request and either approve, disapprove or
				conditionally approve the request. Notice of the decision on the variance shall
				be provided to all County Assessors.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-11 - Written Explanation to Taxpayer

Current through July 13, 2024
(a.) Any taxpayer
				whose property is appraised under
				W.S.
				39-13-103(b)(v) and
				39-13-107(a)(i) 
				and this Chapter will be notified of the appraised value of the subject
				property and, upon request, will be provided a statement indicating those
				methods set forth in section
				6 of this
				chapter that were used in arriving at the appraisal. The explanation provided
				to any taxpayer should be clearly defined and readily available to the
				taxpayer. Supporting documentation which is readily available within the CAMA
				system and its associated external programs, such as but not limited to PASW,
				and Microsoft Excel spreadsheets and analysis used in valuation of a property
				within a specific strata shall be available upon request by the taxpayer. These
				forms shall be consistent across the entire state and from county to county,
				with the exception of the narrative, which may differ between counties as long
				as all of the parameters in the addendum are met. These forms will be
				considered to be public documents and will be available to the taxpayer upon
				request. There will be three levels of explanation available:
(i.) An overview of the property taxation
				process for County assessed properties which will be published by the
				Department of Revenue and available on the Department website;
(ii.) A valuation explanation consisting of a
				county specific written narrative and the Overall LEA/NBHD/NBHD Group
				Statistics forms as well as Sales Ratio Reports;
(iii.) Individual property explanation
				consisting of the property summary report, property detail report, cost
				breakdown sheet.
(iv.) Copies of
				these forms can be seen in the attached addendum.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-12 - Responsibilities for Cadastral Mapping

Current through July 13, 2024
(a.) County
				Assessors shall have authority to assign identification numbers as well as
				ownership and LEA/NBHD boundaries for completion of county responsibilities for
				cadastral mapping. Plotting ownership entails researching title records and
				delineating the lands owned by each individual on ownership base maps.
				Ownership base maps shall consist of: Mylar overlays, other hard copy maps, or
				computerized mapping system. Application of parcel identification numbers and
				maps shall be constructed to meet the general standards of Department of
				Revenue's Mapping and Agricultural Manual, IAAO Standards on Manual Cadastral
				Maps (2004) and Parcel Identifiers or Standard on Digital Cadastral Maps and
				Parcel Identifiers (2003) or other methods/systems approved by the
				Department.
(b.) The Property Tax
				Division shall assure that all tax district boundaries in the state of Wyoming
				are plotted on a uniform set of tax district maps that can be easily reproduced
				and distributed. When these tax district maps are complete, each County
				Assessor shall, with the assistance of the taxing bodies, confirm the tax
				district boundaries in accordance with
				W.S.
				39-13-102(p).
(c.) All parcels plotted on the base
				ownership maps and assigned a parcel identification number, as described in
				Subsection (a), shall have a corresponding State mainframe CAMA file. Each of
				these newly assigned parcel identification numbers (PINs) shall be entered into
				the corresponding and proper CAMA file.
(d.) Requests for variances from Department
				of Revenue's Mapping and Agricultural Manual shall be made to the Department in
				writing. Within sixty (60) days of receipt of the request, the Department shall
				obtain the recommendation of the Property Tax Division on the variance request
				and either approve, disapprove or conditionally approve the request. Notice of
				the decision on the variance shall be provided to all County
				Assessors.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-13 - Personal Property

Current through July 13, 2024
(a.) According to
				the IAAO Standard on Personal Property (2005), "the cost, sales comparison, and
				income approaches should be considered in the appraisal of personal property as
				long as the market within the trade level is in equilibrium." Refer to the
				following paragraphs for more specific guidance in the valuation of personal
				property.
(b.) For personal
				property, the valuation methodology selected shall reflect the trade level at
				which personal property is found, and shall account for factors influencing the
				value in place including utility, usefulness to the owner or the actual income
				produced.
(c.) References: Property
				tax appraisers may use any published source to establish costs or sales of
				personal property, including, but not limited to, "blue books" on boats,
				airplanes, farm and construction equipment, and information developed by the
				Property Tax Division.
(i.) The Property Tax
				Division shall annually conduct a study of information on personal property,
				using such source material as may be available, including but not limited to
				trade journals and publications, auction information, sales from dealers and
				manufacturers, industry associations, as well as comment from interested
				parties.
(ii.) The Property Tax
				Division shall interpret the data collected in the study on personal property
				and make recommendations. The completed work product shall be published
				annually and be entitled "Wyoming Personal Property Valuation
				Manual."
(iii.) The "Wyoming
				Personal Property Valuation Manual" shall also include updated cost trend
				factor tables and depreciation tables. Said tables shall also be made available
				on the computer-assisted mass appraisal system for personal property.
(iv.) For appropriate personal property
				definitions refer to Section
				4. Definitions
				of these rules.
(v.) For
				appropriate appraisal methods for personal property refer to Section
				5. Appraisal
				Methods of these rules.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-14 - Apportionment of Valuation of Machinery and Equipment Among Counties

Current through July 13, 2024
(a.) Machinery and equipment located in two
				(2) or more counties during the year, except mobile machinery otherwise
				required to be registered under
				W.S.
				31-18-203, shall be reported to the assessor
				of the home county. When the valuation of machinery or equipment is subject to
				apportionment between or among two or more counties, the owner or operator may
				select either the time method or the monetary method of reporting the subject
				equipment. Once the method of reporting is selected, it must be used for all
				the machinery and equipment listed.
(i.) Time
				method of reporting and valuation allocation.
(A.) The report shall include a listing of
				machinery and equipment as requested by the assessor of the home county, as
				well as the amount of time to the nearest whole week each piece of machinery or
				equipment was used or located in each county during the immediately preceding
				calendar year.
(B.) The valuation
				shall be allocated as follows: the home county shall be entitled to assess
				one-twelfth (1/12) of the assessed valuation of the machinery and equipment as
				the base share. The remainder of the total assessed valuation shall be
				allocated by applying to the remainder a ratio of the total number of weeks in
				a county to the total number of weeks in the year, or 52. If the machinery and
				equipment was located in the home county for any part of the year, the home
				county is entitled to its proportionate share in addition to the base share of
				one-twelfth.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-15 - Lands Subject to Gross Production Tax

Current through July 13, 2024
(a.) All land and
				real property that are taxed based upon the gross product of a producing well,
				mine or mining claim shall be listed on the tax rolls by the County Assessor.
				Effective January 1, 1991, and thereafter, all tangible personal property used
				underground in mining or used within the well in oil or gas exploration or
				production as further described in paragraphs (b) - (e) below, that is taxed
				based upon the gross product of a producing well, mine or mining claim shall
				not be separately assessed. In accordance with the Wyoming Constitution and
				Statutes, the gross products tax shall be in lieu of property taxation of those
				lands and equipment, and shall be levied on all mineral interest owners in
				proportion to their ownership shares unless exempted by law. (6/91)
(b.) The amount of land allocated to such
				treatment shall be:
(i.) Each legal
				subdivision of forty (40) acres where producing wells or mines are
				located;
(ii.) If minerals are
				produced within the corporate limits of a city or town, only the lot or lots
				upon which mineral production actually occurs shall be taxed on a gross
				products basis; or
(iii.) If
				minerals are produced on lands platted outside corporate limits of
				municipalities, only the lots or tracts where production actually occurs shall
				be taxed on a gross products basis.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 9 - PROPERTY TAX VALUATION METHODOLOGY AND ASSESSMENT (COUNTY ASSESSMENTS) › Section 9-16 - Qualifications for Present Worth Valuation

Current through July 13, 2024
(a.) All vacant
				land within a platted subdivision may be considered for present worth
				valuation; not all vacant land within a platted subdivision will qualify. All
				of the following qualifications must be examined before granting present worth
				valuation:
(i.) Land Qualifications.
(A.) The property must be located within a
				platted subdivision. Land divided through records of survey and other forms of
				dividing land does not qualify as a platted subdivision.
(B.) The property must be vacant. Any form of
				construction taking place on the individual lot will disqualify the parcel from
				present worth consideration. This includes, but is not limited to excavation
				for improvement. Smaller, non permanent structures such as, (tool sheds,
				moveable trailer, etc.) shall not disqualify the property from present worth
				consideration.
(C.) The property's
				construction phase must be completed and the lot must be ready to build upon.
				All intended infrastructure must be in place.
(D.) The intended property use may be
				residential, commercial or industrial. Property to be considered for present
				worth must be actively marketed for sale (taxpayer must be able to present
				evidence that the property is publicly available for sale as anticipated in the
				definition of fair market value).
(E.) The property should be appraised using
				present worth valuation only if the property is being sold as fee simple
				property. Property intended to be leased or being leased should not be
				considered for present worth valuation.
(F.) The present worth value of any given lot
				shall never be less than the value of raw land. Raw land is the lowest value;
				and in those cases where a long absorption period or high rate allows the
				indicated present worth value to drop below raw land, present worth shall not
				apply.
(G.) Subdivision
				infrastructure will vary within each development and where it is located. The
				appraiser/assessor needs to understand what is to be provided based on the
				location of the property and that infrastructure provided to similarly situated
				property. If any lots within a subdivision lack something that has been
				provided to other lots within the subdivision, then those lots are not ready
				for construction and are not eligible for present worth valuation.
(H.) Present worth may be applied regardless
				of the size of the subdivision.
(I.) Lots that have the complete
				infrastructure but cannot be built upon for other reasons (steep grade, trees,
				etc.) should not be given a present worth value.
(J.) Ag land shall not be considered for
				present worth valuation.
(K.) Lots
				gifted to friends or family must not be considered for present worth valuation.
				In addition, those lots may not be considered in the formula of calculating an
				absorption period.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 10 - DESIGNATION, CLASSIFICATION AND VALUATION OF AGRICULTURAL LANDS FOR PROPERTY TAXATION › Section 10-1 - Authority

Current through July 13, 2024
These rules are promulgated under authority of Wyoming
				  Statute
										39-11-102(b),
				  W.S.
				  39-13-101,
				  W.S.
				  39-13-103(b)(x).
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 10 - DESIGNATION, CLASSIFICATION AND VALUATION OF AGRICULTURAL LANDS FOR PROPERTY TAXATION › Section 10-2 - Purpose

Current through July 13, 2024
These rules are intended to describe the methods and
				  procedures to be used for designating land as either agricultural or
				  non-agricultural and to describe the methods and procedures for classifying
				  agricultural land as to type, whether irrigated, dry cropland, rangeland,
				  timberland or other; and to describe the valuation methodology to be used to
				  determine the taxable value of agricultural land for property tax purposes. The
				  manuals, formulae, methods, systems, computations, standards, guidelines and
				  criteria to be used by County Assessors and the Department to determine taxable
				  value are set forth herein.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 10 - DESIGNATION, CLASSIFICATION AND VALUATION OF AGRICULTURAL LANDS FOR PROPERTY TAXATION › Section 10-4 - Agricultural Land Productivity Classifications

Current through July 13, 2024
(a) The Department
				shall determine the standards and productivity sources used in the assessment
				of agricultural lands. The Mapping and Agricultural Manual is the Department's
				official source for general mapping and agricultural land valuation standards
				for all County Assessors.
(i) The taxable
				value of agricultural land for assessment purposes shall be based on its
				current use as of the assessment date and the capability of the land to produce
				agricultural products. The agricultural land productivity shall be based on
				average yields under normal conditions of lands within the same classification.
(A) The area of land used for a farmstead
				structure as defined in
				W.S.
				39-13-101(a)(x) shall be
				valued using the per acre value of the predominant use (Range, DryCrop or
				Irrigated) and class of producing land on the parcel/account in which the
				farmstead structures are located.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 10 - DESIGNATION, CLASSIFICATION AND VALUATION OF AGRICULTURAL LANDS FOR PROPERTY TAXATION › Section 10-5 - Agricultural Land Valuation

Current through July 13, 2024
(a) Valuation
				amounts for agricultural land for assessment purposes shall be based upon the
				Agricultural Land Valuation Study, and shall be published annually by January
				first or as soon thereafter as possible by the Department. The valuation of
				agricultural land is based upon the land's capability to produce forage or
				crops. Rangeland is valued based on grazing fees per animal unit month (AUM),
				dry cropland is valued based on all wheat production, and irrigated cropland is
				valued based on all hay production.
(b) Department responsibilities include
				using:
(i) The Productivity Method of Value.
				Productive capability of agricultural land for valuation purposes may be
				determined by classification of such land and application of a capitalized
				earnings approach.
(A) Agricultural income may
				be projected by developing gross income estimates, when possible, based on
				published data. Projected net income to be capitalized may be determined by
				applying typical rental shares to projected gross income.
(B) The commodity prices of the agricultural
				products in Wyoming are based on data from the Wyoming Agricultural Statistics
				Service. Annually, the Wyoming Agricultural Statistics Service makes estimates
				of the marketing year average price received by farmers and ranchers for all
				hay, all wheat and for grazing on privately owned non-irrigated land. The
				annual prices obtained from the Wyoming Agricultural Statistics Service are
				converted to a five year weighted average
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 10 - DESIGNATION, CLASSIFICATION AND VALUATION OF AGRICULTURAL LANDS FOR PROPERTY TAXATION › Section 10-6 - Prescribed Sworn Affidavit

Current through July 13, 2024
The following form is prescribed as the sworn affidavit for
				  use by all County Assessors pursuant to
				  W.S.
				  39-13-103(b)(x)(A). The
				  sworn affidavit shall be available in the County Assessor's office upon
				  request. Any producer wishing to receive agricultural classification of his/her
				  land shall provide the prescribed sworn affidavit, as well as supporting
				  documentation, to the County Assessor.
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Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 13 - PROPERTY TAX APPRAISER EDUCATION AND CERTIFICATION › Section 13-1 - Authority

Current through July 13, 2024
These rules are promulgated by the Wyoming Department of
				  Revenue under authority of
				  W.S.
				  18-3-201,
				  W.S.
				  18-3-204, and
				  W.S.
				  39-11-102(b).
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 13 - PROPERTY TAX APPRAISER EDUCATION AND CERTIFICATION › Section 13-2 - Purpose

Current through July 13, 2024
These rules are intended to establish, implement, and
				  maintain a mandatory system of education and training for all individuals
				  employed with the Wyoming Department of Revenue and the County Assessor's
				  Offices, and to establish standards and criteria for certification as a
				  property tax appraiser.
Wyoming Administrative Code › Agency 011 - Revenue Dept › Sub-Agency 0006 - Property Tax › Chapter 13 - PROPERTY TAX APPRAISER EDUCATION AND CERTIFICATION › Section 13-3 - Definitions

Current through July 13, 2024
(a) "Accredited
				educational course" means any course of instruction sponsored, conducted, or
				approved by the Department. The term includes pre-approved training in the
				field, office, online or classroom. Curricula may include any skill or
				knowledge, technical, legal, and administrative aspects of the appraisal and
				assessment process, including specific Wyoming applications as approved by the
				Department.
(b) "Assessor" means
				the duly elected or appointed County Assessor in each county serving a current
				term in office.
(c) "Administrator"
				means the Administrator of the Department of Revenue, Property Tax
				Division.
(d) "Permanent
				certification" means designation as a property tax appraiser conferred by the
				Department upon the recommendation of the Administrator.
(e) "Temporary certification" means
				designation as a property tax appraiser conferred by the Department upon the
				recommendation of the Administrator for only the calendar year following the
				completion of requirements identified in Section
				5(f).
(f) "Wyoming Assessment Practices" refers to
				courses developed by the Department with Wyoming specific curriculum.
(g) "Property Tax Appraiser" means all
				employees of the Department or any County Assessor's office, including county
				assessors who make valuation judgments used as a basis for property
				taxation.
(h) "Valuation judgments"
				include the following functions: validating sales; performing appraisals and
				preparing appraisal reports; inventorying properties in which judgments are
				made as to quality of construction, condition of improvements, and presence of
				obsolescence; grading and valuing land; collecting and analyzing income and
				operating expense information and calculating capitalization rates; conducting
				assessment ratio studies; testifying in hearings or defending appraisals before
				appeal boards; and analyzing statistical data used in evaluating the accuracy
				and uniformity of appraisals. Employees who do not make property valuation
				judgements are not required to obtain certification of any type.
(i) "Proctor" is a person who supervises a
				test or exam as required by the organization providing the course.
(j) "IAAO" refers to the International
				Association of Assessing Officers.
(k) "Continuing Education" refers to
				accredited educational classes and hours that are approved by the Property Tax
				Administrator and required for individuals who are permanently
				certified.