When Do Property Tax Bills Come Out in Colorado? Key Dates and Deadlines

When Do Property Tax Bills Come Out in Colorado? Key Dates and Deadlines

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

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.

How to Appeal in Colorado

1. Appeal to the county assessor by June 1. The assessor reviews your evidence and may adjust your value.
2. County Board of Equalization. If the assessor denies your appeal, file with the county Board of Equalization (typically by July 1).
3. 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.

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.

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.

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

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.