Assessor FAQs

How is my property value determined?

Values are determined by comparing your property with properties that are similar in location, design, size, age, and amenities. Comparable sales that occurred in the appraisal data collection period, typically between January 1, 2023, and June 30, 2024, are to be considered. If there is insufficient data, the assessor may consider sales within the 5-year period ending June 30, 2024, by going back in 6-month increments to obtain adequate comparable valuation data; however, this data must be time trended to the June 30, 2024 appraisal date. This is known as the Sales Comparison Approach. For non-residential property, the cost and the income approaches to value are also considered.

For tax year 2026 forward, Colorado law allows for the reduction of 10% on the first $700,000 of actual value on residential and multi-family properties for the local government tax calculation only.

How are property taxes calculated?

(Actual value) x (assessment rate) x (mill levy) / 1,000 = tax dollars

House Bill 24B-1001 created a separate assessment rate for school district residential properties. This is in effect for tax year 2025 and beyond.

Example for estimated tax on a residence:

Who sets the mill levy?

Each individual taxing entity, such as a school, county, city, fire department, water and sanitation district, and recreation district sets its own mill levy and is listed on your tax notice.

2025 Mill Levies by Tax Area

2025 Mill Levies by District

Can you appeal your property taxes to the assessor?

No. Per C.R.S 39-5-121 (1), you may only appeal your property’s actual value or classification. Objections to the level of taxation must be taken to the taxing entities (see question above). Colorado provides tax deferrals and rebates for elderly and disabled residents. For information on these programs call 970-945-9134 and ask for a brochure.

Doesn’t the TABOR Amendment of 1992 prevent my taxes from rising?

No. The TABOR Amendment (Amendment I of 1992) controls the amount that state and local governments can collect and spend. It does not limit the rate of increase of an individual tax bill.

Why don’t all properties increase or decrease by the same percentage?

Some people believe the previous (2025/2026) values are simply multiplied by an inflation factor, but in a reappraisal, all of the sales data from the relevant time frame (July 1, 2022 through June 30, 2024) is considered. Using mass appraisal techniques, along with this data, numerous market models are developed within the county. These market models will reflect the increased, stable, or decreased activity of those properties.

If I do not agree with the actual value, what steps should I take?

Please go the Appeals page on our website for more information.

When is the best time to come in?

The first week of May. The busiest time will be the last week before the deadline. You must appeal your value to the Assessor between May 1, 2026 and June 8, 2026.

I’m not sure if I should appeal or not. How can I find out the sale prices of properties in my neighborhood for the 18-month period prior to June 30, 2024?

1. Call the Assessor’s Office at 970-945-9134. The appraiser from your area will be happy to speak with you about your value and the sales data used to arrive at that value.
2. Seek information from a local real estate professional. They may be able to help provide you with comparable arm’s length transactions between July 1, 2022 and June 30, 2024.
3. The comparable sales that were used to value all of Garfield County are located on the on the Reports web page.

If my house wasn’t complete in June 2024, shouldn’t it be valued at “zero?”

No. The assessor is required to value and classify each property as it existed on January 1 of the current year.

What happens after I appeal?

The Assessor’s Office will review all appeals and respond by letter by the end of June. In some cases, assessor personnel might need to make a physical inspection of the property. If you are dissatisfied with the assessor’s response, you may appeal to the County Board of Equalization in writing on or before July 15, 2025 (c/o Danni Veals, 108 8th Street, Suite 219, Glenwood Springs, CO 81601).

What is the senior property tax exemption?

Colorado voters passed a property tax exemption for seniors in the November 2000 election (also known as Referendum A). The law provides that 50% of the first $200,000 of actual value for a qualifying senior citizen’s primary residence shall be exempt from property taxation. Please be aware that although your Senior Exemption may be approved, the State of Colorado may not have sufficient funding to cover the exemption.
In November of 2022, Colorado Voters passed a ballot measure to extend the exemption to surviving spouses of a “Gold Star Veteran” who died in the line of duty and veterans who died as a result of a service related injury of disease.

Please see Senior and Veteran Exemptions for more information on these programs.

What is the qualified senior primary residence classification?

The Qualified Senior Primary Residential Classification was created by Senate Bill 24-111. This classification will offer qualifying senior citizens (or their surviving spouses) a property tax reduction of the amount equal to the actual value of the property minus the lesser of 50% of the first two hundred thousand dollars of the actual value or the amount that causes the valuation for assessment of the property to be one thousand dollars on their primary residence. This classification is available for 2025 and 2026 only. Please be aware that although your Qualified Senior Primary Residence Classification may be approved, the State of Colorado may not have sufficient funding to cover the classification.

For more information, please read Qualified Senior Primary Residential Classification instructions.