When Do Property Tax Bills Come Out in Colorado? Key Dates and Deadlines
TL;DR
Colorado assessment notices arrive in May. The appeal deadline to the county assessor is June 1. Tax bills are mailed in January, with full payment due April 30 or split into two installments (June 15 and January 15). Colorado reassesses residential property every odd-numbered year. The 2025 reassessment affects 2026 and 2027 taxes. If your assessment jumped after the last reassessment, appeal by June 1.
Most guides on when Do Property Tax Bills Come Out in Colorado? Key Dates and Deadlines skip the details that matter. Most guides on when Do Property Tax Bills Come Out in Colorado?
If your deadline has already passed, check whether your state has a secondary appeal window. Some states allow filing with a higher court or board after the initial deadline. If no secondary option exists, start preparing now for next year's appeal so you are ready the moment your next notice arrives.
Colorado Property Tax Calendar
| When | What Happens | Your Action |
|---|---|---|
| January 1 | Assessment date (odd years for residential) | Values set as of this date |
| May 1 | Notice of Valuation mailed | Review immediately |
| June 1 | Appeal deadline to county assessor | File if overassessed |
| July 1 (approx) | County Board of Equalization deadline (if assessor denied) | Escalate if needed |
| January (following year) | Tax bills mailed | Review the bill |
| April 30 | Full payment due | Pay in full, or... |
| June 15 | First half due (if split) | Pay first installment |
| January 15 | Second half due (if split) | Pay second installment |
Deadlines in property tax are not flexible. Miss the filing window by even one day and you lose your right to appeal for the entire year. That is another 12 months of overpaying with no recourse. As soon as you receive your assessment notice, find the deadline and mark it on your calendar with a reminder set for two weeks before.
If your deadline has already passed, check whether your state has a secondary appeal window. Some states allow filing with a higher court or board after the initial deadline. If no secondary option exists, start preparing now for next year's appeal so you are ready the moment your next notice arrives.
Colorado's Reassessment Cycle
Colorado reassesses residential property every odd-numbered year (2023, 2025, 2027, etc.). The reassessment uses sales data from a specific "data collection period" to determine values. For the 2025 reassessment, the data period was approximately July 2022 through June 2024.
This means your 2025 reassessment value, which affects your 2026 and 2027 taxes, is based on sales during that window. If the market has changed significantly since that period, the assessment may not reflect current conditions.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
How to Appeal in Colorado
- Appeal to the county assessor by June 1. The assessor reviews your evidence and may adjust your value.
- County Board of Equalization. If the assessor denies your appeal, file with the county Board of Equalization (typically by July 1).
- State Board of Assessment Appeals (BAA). If the county board denies your appeal, file with the state BAA within 30 days.
Colorado assesses residential property at 6.7% of actual value (the assessment rate was temporarily reduced from 7.15% and has been adjusted several times in recent years - verify the current rate). This means if the assessor determines your home is worth $500,000, your assessed value for tax purposes is $33,500.
The appeal process is designed to be accessible to regular homeowners, not just attorneys and tax professionals. You do not need to hire anyone to file. The key is preparation. Gather your evidence before the hearing, organize it clearly, and practice presenting your case in under 10 minutes. Lead with comparable sales, then cover any property record errors, and finish with photos or documentation of condition issues.
Keep your tone professional and factual. Review boards respond to evidence, not complaints. If you walk in with 3 strong comparable sales and a calm, organized presentation, you are already ahead of most appellants.
Colorado Exemptions
| Exemption | Benefit | Eligibility |
|---|---|---|
| Senior homestead exemption | 50% of first $200,000 of actual value exempted from property tax | Age 65+, owned and occupied for 10+ continuous years |
| Disabled veteran exemption | 50% of first $200,000 of actual value exempted | 100% permanent disability rating from VA |
Colorado's senior exemption is one of the most generous in the country. If you are 65 or older and have lived in your home for 10+ years, you can exempt 50% of the first $200,000 from property tax. On a $400,000 home, this exempts $100,000 of actual value from taxation. Apply with your county assessor.
Do not assume you are automatically enrolled. Most exemptions require an application, and many homeowners lose years of savings simply because they never filed. Contact your county assessor's office or check their website for the application form. Bring proof of eligibility (age verification, disability documentation, veteran status, etc.) and file well before the deadline.
If you qualify for multiple exemptions, apply for all of them. In most jurisdictions, exemptions stack. A senior homeowner who is also a veteran can often claim both exemptions simultaneously, doubling the savings.
Recent Changes in Colorado
Colorado has been adjusting its property tax system in response to rapidly rising home values. Recent legislative changes have temporarily reduced the residential assessment rate and increased homestead exemption amounts. Check the current rates with your county assessor, as they have changed multiple times in recent years.
The Taxpayer's Bill of Rights (TABOR) in Colorado also limits how much revenue local governments can collect, which provides some protection against runaway tax bills even when assessments increase.
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
Denver Metro Specifics
The Denver metro area has seen some of the largest assessment increases in the state due to rapid population growth and housing appreciation. Key points:
- Denver County reassesses with the statewide cycle (odd years)
- Notices arrive in May with the June 1 deadline
- Denver's assessor website allows online value lookups and appeal filing
- Comparable sales from the data collection period are your strongest evidence
Understanding this topic fully means looking at both the big picture and the specific details that apply to your situation. Every property is different, and the strategies that save the most money are the ones tailored to your particular home, location, and circumstances.
Start by gathering the basic facts about your property: its assessed value, the tax rate in your jurisdiction, and any exemptions currently applied. Then compare your situation to what is available. You may find opportunities for savings that you did not know existed.
Your Next Steps
Here is what to do right now:
- Check your state's deadline. Use the tables above to find your state's specific dates. If your deadline is within the next 60 days, start preparing immediately.
- Open your assessment notice. If you received one recently, read it today. Do not set it aside. Check the assessed value, property details, and the appeal deadline printed on it.
- Gather comparable sales. If your assessed value looks too high, pull 3 to 5 recent sales of similar homes in your area. This is the single most important piece of evidence for any appeal.
- File for exemptions you have not claimed. Many homeowners miss exemptions simply because they never applied. Check what is available in your state and file before the deadline passes.
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Frequently Asked Questions
Why did my value jump so much?
Colorado reassesses every 2 years. If home prices rose significantly during the data collection period, your value may jump accordingly. The biennial cycle means all accumulated appreciation hits at once.
What is the assessment rate?
Colorado applies an assessment rate to convert actual value to assessed value. The residential rate has been reduced in recent years due to the Gallagher Amendment and subsequent legislation. Check the current rate with your county assessor.
Can I appeal every reassessment year?
Yes. Every reassessment year brings new values and a new appeal window. If your value increases significantly, appeal with comparable sales data from the assessment period.
The appeal process is designed to be accessible to regular homeowners, not just attorneys and tax professionals. You do not need to hire anyone to file. The key is preparation. Gather your evidence before the hearing, organize it clearly, and practice presenting your case in under 10 minutes. Lead with comparable sales, then cover any property record errors, and finish with photos or documentation of condition issues.
Keep your tone professional and factual. Review boards respond to evidence, not complaints. If you walk in with 3 strong comparable sales and a calm, organized presentation, you are already ahead of most appellants.
Colorado: June 1 Is Your Deadline
Notices arrive in May. You have about a month. PropertyTaxFight builds your evidence packet with comparable sales from the relevant data period. $79 one-time. Get your evidence packet before June 1.
Deadlines in property tax are not flexible. Miss the filing window by even one day and you lose your right to appeal for the entire year. That is another 12 months of overpaying with no recourse. As soon as you receive your assessment notice, find the deadline and mark it on your calendar with a reminder set for two weeks before.
If your deadline has already passed, check whether your state has a secondary appeal window. Some states allow filing with a higher court or board after the initial deadline. If no secondary option exists, start preparing now for next year's appeal so you are ready the moment your next notice arrives.