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Homestead Declaration

By Vermont law, property owners whose homes meet the definition of a Vermont homestead must file a Homestead Declaration annually by the April filing deadline. If eligible, it is important that you file so that you are correctly assessed the homestead tax rate on your property. Here is the information you, as the property owner, need to know about the Vermont Homestead Declaration.

In Vermont, all property is subject to education property tax to pay for the state’s schools. For this purpose, the property is categorized as either nonhomestead or homestead. A homestead is the principal dwelling and parcel of land surrounding the dwelling, owned and occupied by the resident as the person’s domicile.

All property is considered nonhomestead, unless it is declared as a homestead. The education property tax rate levied on nonhomestead property differs from the rate levied on homestead property. It is your responsibility as the property owner to claim the property as a homestead if you meet, or expect to meet, the following requirements:

Please note: If you meet these requirements, except that your homestead is leased to a tenant on April 1, 2024, you may still claim it as a homestead if it is not leased for more than 182 days in the 2024 calendar year.

Nonhomestead Property

Property is considered nonhomestead if one of the following applies:

  • Your property is leased for more than 182 days out of the calendar year.

  • The property is used exclusively for commercial, including rental, purposes.

  • The property is used for a second home, camp, vacation, or summer cottage.

How to File

Online - Taxpayers may file returns using myVTax, our free, secure online filing site.

Paper Returns  - If you cannot file and pay through myVTax, you may still use the paper forms.​ The Homestead Declaration is filed using Form HS-122, the Homestead Declaration, and Property Tax Credit Claim. Use our filing checklist that follows to help you get started.

Many people file their Homestead Declarations at the same time they file their Vermont income tax returns. However, if you apply to extend the time to file your income tax return, the Homestead Declaration must still be filed by the April filing deadline. Even if a person is not required to file a Vermont Income Tax Return, the declaration must be filed by the deadline.

Tip: If you file a paper form, it is important to remember to sign the form at the bottom of the reverse side (below the Property Tax Credit).

What You Will Need to File

In addition to the property owner’s basic information, you should have the following available when filing:

  • The property owner’s Social Security Number

  • The code of the Vermont school district in which the property is located is found on the property tax bill (the school code is the middle three digits of the SPAN).

Withdrawing a Homestead Declaration

There may be a situation where the Homestead Declaration has been filed between Jan. 1 and April 1 but needs to be withdrawn.

The following are a few common reasons for withdrawal:

  • The homestead was not owned by the person declaring it as a homestead on April 1.

  • The homestead was converted to a nonhomestead property on or before April 1.

  • The Homestead Declaration was submitted in error (for example, it was not the owner’s primary residence).

  • The homestead was leased to a tenant for more than 182 days.

To withdraw the declaration, use Form HS-122W, Vermont Homestead Declaration and/or Property Tax Credit Withdrawal.

Amending a Property Tax Credit Claim

If you submit a Property Tax Credit Claim with your Homestead Declaration, you are allowed to amend or change household income only as reported on Schedule HI-144, Household Income, within three years of the April filing deadline. You may make the following amendments to Form HS-122, Homestead Declaration and Property Tax Credit Claim, within three years of the April filing deadline:

  • housesite value,

  • housesite education tax,

  • housesite municipal tax, and

  • ownership percentage.

Use Schedule HI-144, Household Income, for the applicable year to amend household income. Enter the correct household income and mark AMENDED on the HI-144. Send the amended HI-144 separately from any other returns being filed with the Department.

Vermont Department of Taxes
P.O. Box 1645
Montpelier, VT 05601-1645

myVTax Instructions

Title Number Revised
myVTax Guide: How to Check the Status of a Return or Refund GB-1286 2021
myVTax Guide How to File a Homestead Declaration or Property Tax Credit Claim GB-1265 2024

Tax Forms and Instructions

Number Instructions Title Revised
2023 Income Tax Return Booklet Included with form Tax Year 2023 Vermont Income Tax Return Booklet: This booklet includes forms and instructions for IN-111, IN-112, IN-113, IN-116, HS-122, RCC-146, HI-144 2023
Domicile Statement Included with form Domicile Statement 2019
HS-122, HI-144 Instructions Vermont Homestead Declaration AND Property Tax Credit Claim 2023
HS-122 Calculator (xlsx) Included with form 2024 Property Tax Credit Calculator 2023
HS-122W Included with form Vermont Homestead Declaration and/or Property Tax Credit Withdrawal 2022
HSD-315 Included with form Request For Lister’s Certificate of Housesite Value 2022
HSD-316 Included with form Request For Lister’s Certificate of Housesite Value For A Subdivided Parcel 2022
IN-110 Included with form Change of Name and/or Address for Personal Income and/or Renter Credit Claim 2022
IN-111 Instructions Vermont Income Tax Return 2023

Rate Schedules and Tax Tables

Title Effective
2023 Vermont Tax Rate Schedules 2023
2023 Vermont Tax Tables 2023
Vermont School District Codes 2020

Fact Sheets and Guidance

Title Number Revised
Free File for Vermonters FL-1167 2023
How to Understand a Property Tax Bill GB-1205 2021
The Vermont Homestead Declaration FS-1051 2024
The Vermont Property Tax Credit FS-1038 2023
Vermont Schedule HI-144: Determining Household Income FS-1057 2023
Vermont Tax Guide For Military and National Services GB-1099 2021
Vermont Tax Information for Owners of Housing Subject to a Housing Subsidy Covenant FS-1069 2023
Veterans and Property Taxes: What You Should Know FS-1003 2021

Filing Due Dates

You must file a Homestead Declaration annually by the April filing deadline. If you file after the deadline, your municipality may assess one of the following penalties:

  • Up to a 3% penalty if the nonhomestead (formerly "nonresidential") rate is higher than the homestead education property rate,

  • Up to 8% if the nonhomestead rate is lower than the homestead education property tax rate.

If you fail to file your declaration by the October filing deadline, your property will be classified as nonhomestead. You then must pay the higher of the two rates, a penalty, and any additional property tax and interest due.

Due Date Final Date Accepted
April 15, 2024 October 15, 2024

Statutes, Rules, and Regulations

Title Section
Homestead Declaration 32 V.S.A. § 5410