The Wyoming Legislature voted last year to put a constitutional amendment on our ballot this November. Amendment A, should it pass, will create a fourth class of property tax. Currently, commercial property (think Walmart and gambling casinos) and residential property (think your grandmother’s house in Sheridan) reside in the same category and are taxed at 9.5% of assessed value. That seems a bit unfair given Walmart is in it for the profits and, well, grandma just wants a home to live in. 

I’ve seen a lot of propaganda against the move to take commercial property out of the residential property class, and it seems to center around the nebulous argument that now or in the future the Legislature could raise property taxes. Let’s examine these arguments and what might be motivating them. 

Opinion

First, when was the last time the Legislature raised property taxes? I can’t remember. It hasn’t happened in the 20 plus years I’ve been following politics in Wyoming. But sure, lawmakers could raise taxes. If that’s a reasonable rationale against Amendment A, it’s a reasonable rationale for not doing anything around tax policy. Anything. And remember, lawmakers put this measure on the ballot to curb high property taxes, not to raise them.

Oddly, now some of the amendment’s supporters are having a change of heart. Rep. Chip Neiman, who’s in line to become the first speaker of the House aligned with the Freedom Caucus, said publicly that even though he voted to put Amendment A on the ballot, he as a voter himself will not vote for it. Why?  Legislators could raise the taxes, he says. 

Legislators? It’s like some kind of cognitive dissonance. 

Why is Neiman — who will likely be able to stop any bill from coming to the floor for a vote — acting like he’ll be powerless in the face of unnamed legislators bringing a property tax increase? 

Is the Freedom Caucus in control or not? 

If I had to guess, I would say the sudden shirking of power has something to do with a little survey from the Young Americans for Liberty folks who spent hundreds of thousands of dollars in Wyoming’s August primary election. Remember them? A survey they sent Wyoming candidates included subtle (or not) threats about what would happen if answers and future actions differed. They’ve also gone after other lawmakers in states like Ohio for not upholding every single answer on the survey. 

Yeah, them. 

The group’s work ahead of the election helped give Neiman his Freedom Caucus majority in the House — but this out-of-state group didn’t do it for free, did they? 

Neiman sits at his wooden desk on the House floor
Majority Floor Leader Chip Neiman (R-Hullett) at the 2024 Wyoming Legislature. (Ashton J. Hacke/WyoFile)

The number one question on their candidate survey was, “How would you decrease the overall tax burden in your state?”

The fact that someone, someday could increase commercial property tax in Wyoming is likely the reason why the call has been made to the far corners of our state to kill this amendment. Because it goes against the radically libertarian bent of that survey to not just oppose new taxes, but to work to eliminate all taxes. 

Don’t believe me? Let’s look at another one of the questions on the group’s survey. But before we do, I should make it clear that while we can see the questions, we have no idea what answers were given by politicians who just won in Wyoming’s primary. Young Americans for Liberty’s leaders in Texas or Washington, D.C., know, of course, but the people in Wyoming directly affected by the answers have no idea. Zero transparency there, right? 

So with that in mind, here’s the question: “Below is a list of various tax policies. Check the left box if you support raising or creating this tax, check the box in the middle if you support keeping it at the current rate, or check the right box if you oppose this tax and will fight to lower and/or eliminate it.”

One of the taxes listed after this question is indeed personal property tax. It would be appropriate for Wyoming voters to know how those folks who won in the August primary filled out this survey, because their answers determined whether their campaigns received financial backing from the group through Make Liberty Win.Keeping this hidden from voters is a serious breach of trust and transparency. 

Neiman, in a recent interview with Cowboy State Daily, said he had second thoughts about the legislative vote to put Amendment A on the ballot this November, reasoning it would result in lawmakers raising non-residential property taxes. “Although I voted for it, I’ve got some pretty serious buyer’s remorse,” he said. “It isn’t going to make a difference if we don’t control spending. We might be able to reduce residential (rates), which is awesome, but it won’t matter.”

A for-sale sign sits in front of a historic Lander home in February 2024. (Katie Klingsporn/WyoFile)

It won’t matter? To whom won’t it matter? The elderly in communities where the rate increases are making it difficult for them to remain in their homes because they can’t afford to pay the yearly tax? I think that matters an awful lot to them. 

Neiman and his Freedom Caucus ilk are playing fast and loose with an issue — property tax reform — that they have previously said they cared a great deal about. And now suddenly they care a lot more about overall budget matters like controlling spending, which is important, but shouldn’t come at the expense of helping the little people of Wyoming stay in their homes.

If property tax relief doesn’t matter anymore, then those who cared so much about it, and who voted for Freedom Caucus members because they thought they would get solutions, have been sold a rotten little bill of goods. 

Or perhaps Neiman is stuck trying to appease or satisfy masters in Texas and beyond and has found his 2023 vote to be a difficult one to explain. 

Either way, anyone who cares about property tax relief should do their own homework and vote accordingly. But keep in mind a lot of minions out there are spouting Freedom Caucus talking points to try and kill Amendment A. And it isn’t because they care about your grandmother in Sheridan. 

Finally, anyone who cares about transparency from our elected officials should demand the Freedom Caucus release each and every candidate survey by January, when the new Legislature is sworn into office. If they don’t, we know they have even more to hide. 

Amy Edmonds is a former state legislator from Cheyenne. She can be reached at amyinwyoming@icloud.com.

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  1. We need to split commercial from personal real estate taxes so the legislature can set a new tax structure for personal real estate. What if the county could assess “grandma’s” home based upon purchase price rather than current value? Incidentally, the current WY home assessment structure taxes appreciated asset value as Harris wants to tax your 401K — before the asset is sold. Then if the home is sold or inherited, there would be an assessed “real estate sales tax” applied. That way grandma could remain in her home. The county could collect the “delayed” tax at sale and thus not lose needed county funding. Let newcomers pay the higher real estate assessment based upon their purchase price. Any home not used as permanent residence at least 9 months of the year or rented out as vacation rental space be treated as commercial real estate.

  2. My issue with Wyoming property taxes in transparency in appraisal. One lot doubles in valuation while lot behind it doesn’t change in the same year. A different year one lot increases 40% while other four in same zip code do not. Lincoln county appraisal is either incompetent, capricious, or corrupt to increase revenue without raising rates. We know what property is purchased at. That is the fair market value. Wyoming is one of nine states that does not publish public purchase prices secondary to real estate lobby. Transparency and market purchase prices for valuation is the answer.

  3. How many of you have taken the time to study your city/county budgets over the past 4 years. Take a hard look at the dramatic increases in valuations. Next take a look at each budget line item. What do you see? Increased spending. I know of no local government that reduced the mill levy when valuations were increasing by double digits. So, yes, someone needs to hold these politicians accountable. Educate yourself, know who you’re voting for and why. IMHO residential property needs to have its own classification. Non residents need to pay more, I would advocate for that, but already we have too many individuals that park their wealth in Wyoming, call it their primary residence, yet spend very little time here. Why do we continue to pander to these people? Read a couple chapters of Billionaire Wilderness: The Ultra-Wealthy and the Remaking of the American West. It’s truly enlightening. That book was published in 2020, using research material gathered long before Covid and the great influx of people began. We are such patsies!

  4. The constitutional question for the voters comes from SJ0003 in the 2023 session. There are a lot of problems in that legislation.

    Amy of course loves the last minute changes from Rep Storer, Democrat from Jackson. Why wouldn’t she? Bids of a feather and all.

    It was and still is a bait and switch piece of legislation and that is why people are looking at it sideways.

  5. Short answer to the question in your headline; because their dark money, Beltway puppet masters sent them a text and told them to be. They only represent Wyoming interests when they don’t conflict with the national agenda.

  6. Wyoming residents have one of the lowest tax burdens in the country. I agree that increasing home values have imposed difficulties on older home owners, but there are better solutions available to legislators (Homestead Exemption, senior citizen discounts, etc.)

    As far as “controlling spending”? I am rofl. Our legislators are some of the stingiest in the nation. They won’t spend a penny unless it’s required.

  7. What if your Grandma lives in a rental instead? This is only for single family homes and leaves it wide open for higher taxes on rentals which we know will happen. So since we all know commercial never pays taxes, they just pass it on to the consumer and in this case it would be the renter. I’m a solid no and I am a homeowner.

  8. The freedom caucus scrapes out a political living on their knees, subservient to the National far right-wing bent is now the Q-Anon party. They have anticipatory obligations – they are in Cheyenne to do what they are told. Nothing else. Taxes on the people of WY are the least of their concerns.

    Dick Cheney is voting Dem this year, and even KKK Grand Wizard David Duke has switched his allegiance to the Green Party, publicly endorsing Jill Stein. Where is the alt-right when they have become so malignant even Cheney and Duke can’t support them?

    Amy – a potential piece would be to ask Gordon and Chip if they would support a trump call to use the WY National Guard to go after WY residents who have publicly opposed trump and the freedom caucus? Guessing at best you’ll get a non-answer.

  9. The Freedom Caucus has not been in charge for the last 20 years. If your grandma in Sheridan is being taxed out of her home with all the “little people” who did it? If Republicans have not raised taxes in 20 years, who did? and how is Grandma and all the “little people” being taxed out of their homes if property taxes have not increased? hard to follow the logic here unless it is because there is an election less than 3 weeks away.

    1. Property taxes haven’t increased, however property values have, and at a faster rate than many peoples income. So “grandma” who has lived in a house she bought for, lets say $80,000 30 years ago – is now living in a house that is worth $350,000…and being taxed accordingly. That is what has happened with our home in Evanston, WY. You can say “sell it and take the profit to buy a cheaper home, except there are not “cheaper” homes.

    2. For information on Wyoming residential propoerty taxes, look at this site: https://wyo-prop-div.wyo.gov/residential . As the Fair Market Value increases, the tax amount increases if other variables are constant. Counties with economic booms face much larger increases than other counties. No politican raised taxes.

      1. Show me your property tax bills for the last 3 years that did not increase, LOL. I think you are confusing the tax rate in mills or “assessment” with the tax dollars paid.