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Assessment 2007 Update

2007 REAPPRAISAL

All residential and commercial real properties are reappraised every 2 years in the odd-numbered year cycle bringing properties to the current market level of valuation. Values for the 2007 reappraisal are based upon sales that have occurred during the 48 months prior to June 30, 2006.

Protests can be heard by the assessor's office from May 1 through June 1. Office hours are from 7:30 AM to 5:30 PM, Monday through Friday. Protests can be filed either in person, by letter or by fax. We cannot accept appeals sent in by email or taken over the phone.

What Is A "Sales Study Period"?

According to State Statute, the Assessor is required to gather and confirm sales within a time period of no less than eighteen-months ending on the June 30th of the year prior to a re-appraisal year, time adjusting each sale to the June 30th ending date. This data-gathering period is referred to as the Sales Study Period. For the 2007 reappraisal Larimer County is using 48 months of data. This sales study period extends from July 1, 2002 through June 30, 2006.

How Can I Verify The Value On My Property?

  • Market (sales) information is currently available for the 48-month period, (from July 1, 2002 to June 30, 2006) in the Assessor's Office. This information is also available online for residential property. Check out the Larimer County Sales Search.
  • Local real estate offices may be able to provide you with sales information.
  • For non-residential properties, construction cost and /or income data of comparable properties can also be used to verify the accuracy of your property value.

Here are some changes we have made from the last reappraisal in 2005:

  • We will extend our office hours at the courthouse offices (200 W. Oak Street). Our hours will be 7:30 AM to 5:30 PM, Monday through Friday during the month of May.
  • We are using 48 months of sales data (from July 1, 2002 to June 30, 2006) to set values for all types of property; not the customary 18 months. Sales information is available in our office and online.

Reasons for a protest might include:

  • Items that affect value are incorrect on your property record. You have an unfinished basement, not finished. You have a carport, not a garage. Your home has 1,800, not 2,200 square feet.
  • The estimated market value is too high. You know that similar properties have sold for less than the estimated market value of your property.
  • The Assessor's record of acreage or square footage of land is incorrect.

The Assessor's office is here to assist you. If you feel you have been treated in any manner other than polite and professional the Assessor wants to know.

Preparing to Protest

Review the facts on the property record. Make note of any discrepancies. Items that may affect the value include the living area of your home, the size of your lot, the presence or absence of a garage or finished basement, etc.

Gather as much information as you can on similar properties in your neighborhood. A database of verified sales during the sales study period (from July 1, 2002 to June 30, 2006) is available in the Assessor's office and on the Larimer County website, this includes a newly developed map of residential sales. Please feel free to make use of these tools online and in our office to help you determine if you wish to file a protest.

Review the value of comparable properties. While we all recognize that seldom are two properties identical, similar properties, similarly situated should sell for approximately the same amount. Compare the features of these properties to the features of yours. If there are notable differences, the values of the properties may be different.

How To Protest

You may protest your value in writing or in person.

The owner is the only person recognized by law to have "standing" to file a protest. If an agent is filing a protest on behalf of the property owner, the protest form must be signed by the owner of record and/or a letter of agency must be submitted.

Protests By Mail:

If you choose to mail a written protest, you may elect to complete the protest form located on the lower half of your Notice of Value. To preserve the right to protest, the real property protest must be postmarked not later than June 1.

Protests In Person:

Protests may be presented in person no later than 5:30 p.m. on June 1. We recommend that you try to come in to the office early in the protest period to avoid crowds at the end of the month. Protests are taken on a first come first serve basis. The appraiser conducting your meeting will probably review your property record with you and may give you information about comparable properties. Present any information you have gathered. The appraiser will not be able to commit to a change in value at this meeting.

Protests By Fax:

A written protest may also be faxed to our office. Use the protest form located on the lower half of your Notice of Value, complete, sign and fax the lower half of your Notice of Value to 970-498-7070. To preserve your right to protest, your faxed protest must be received in our office no later than June 1.

A phone call or email to the Assessor's office DOES NOT constitute a formal protest.