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Frequently Asked Questions

QHow can I protest my property value?

AProtests 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. See the 2007 Assessment Update for more information.

QWhy 48 Months of Sales?

AThe main reason we used 48 months of sales data is to offer property owners many more "comparable" sales that they can use to determine the fairness of the assessor's valuations. See chart and information addressing this question [pdf].

QWhat are the time adjustments for 2007 and 2008?

AColorado property tax law requires assessors to "time adjust" all sales in the data collection period to the June 30th level of value date. See specific time adjustment figures [pdf].

QHow are property taxes calculated?

AThe following calculation is used to determine your property tax:

Actual Value x Assessment Rate x Mill Levy / 1000 = Property Tax

QHow is my property value determined?

AAll real property in Colorado is reappraised on a two-year cycle, in odd-numbered years.

The actual value assigned to residential properties in 2005 and 2006 was based on market values as of June 30, 2004, as defined by sales of residential property in the 18-month period from January 1, 2003, to June 30, 2004.

For nonresidential property the cost, market and income approaches to value are all considered. Up to five years of market activity are analyzed for nonresidential properties.

All sales are trended to the end of the data collection period.

QWho sets the assessment rate?

AThe "Gallagher Amendment" to the Colorado Constitution requires that a relationship be maintained, on a statewide basis, between the amount of property tax paid on residential property and the amount paid on nonresidential property. The state legislature sets the residential assessment rate once every two years to maintain that relationship. The assessment rate on nonresidential property is fixed at 29%. The residential assessment rate for 2005 is projected to be 7.96%.

QWho sets the mill levy?

AMill levies are set each year by taxing authorities: school districts; the county; cities; fire, water and sanitation districts; and others. These entities provide tax-supported services and are listed on your last tax notice.

The Colorado Constitution only allows taxing authorities to raise mill levies if an increase in the mill levy is approved by voters.

QCan I appeal my property taxes to the Assessor?

ANot really. You may appeal your property's actual value or classification to the Assessor.

Because your property's value is an important figure in the property tax equation, a different value or classification can have an effect on your property taxes. However, the level of taxation is determined by taxing authorities, not the Assessor. Questions about the level of taxation should be taken directly to the taxing authorities.

QWhere can I find out about a property tax exemption for disabled veterans?

AIn the 2006 General Election, Colorado voters passed Referendum E - Property Tax Exemption for Disabled Veterans. This will extend the existing property tax exemption for qualifying seniors to any United States military veteran who is one hundred percent permanently disabled due to a service-connected disability. The change will reduce property taxes for qualified disabled veterans by exempting a portion of the value of their home from property taxation.

Enabling legislation must still be passed by the legislature in the 2007 legislative session to define the application process, eligibility requirements and the documentation necessary to confirm a 100% permanent disability rating. This will not take effect until tax year 2007 for property taxes payable in 2008.

As soon as more information becomes available it will be added to the Assessor's web site.

QHow Do I Convert my mobile home to real property?

ASee these instructions regarding the conversion.

QHow do I get my lands classified as agriculture?

AIf you believe your property qualifies for classification as agriculture property you may complete the Application of Agricultural Classification of Lands [pdf]. Attach any supporting documentation with the completed application and submit it to the Larimer County Assessor Office.

QWhat is a mass appraisal model?

AMultiple Regression Analysis is a statistical technique used to analyze data in order to predict the value of one variable (i.e. market value) based on known values of other different variables (i.e. square footage). A mathematical equation (a model) is established that describes how variables are related. This method is used to value thousands of properties at a time with limited staff. It can be defined implemented on a regular cycle using a specific set of descriptive data about the group of properties. A model works by looking at performance of all properties, not property by property. It is used by a vast majority of assessors and ad valorem professionals across the country and throughout the world.

QHow does that apply to the value of my property?

AEach property in the county has a set of characteristics that are used by the model. Some examples are its age, location, living area square footage, basement square footage (finished and non), style, quality, condition, garage square footage, lot features, bathrooms, etc. These variables may be reviewed on sold properties used in the model in order to estimate value of the properties.

QWhat makes this system better than a property by property comparison?

AIt is the most inexpensive process and is the least likely to provide a purposeful bias in property evaluation.

QHow is actual square footage determined?

AThe Assessor's Office uses exterior measurements of homes and buildings. This may cause the Assessor's estimate of square footage to differ from that estimated by the builder or Realtor since they frequently use interior measurements. The valuation procedures used by the Assessor are adjusted to account for the use of exterior measurements, which helps to assure correct values.

QI added a garage and my value went up $30,000. So does that mean my garage is worth $30,000?

ANo it does not mean that it is worth $30,000. It means that compared to similar houses in your area the value of your property increased by $30,000. It does not necessarily mean that your garage is worth that much by itself, just that the entire property has a higher value.

QHow can the assessor's office serve you better?

APlease Participate in the Process and let us know how we are doing. Send an email detailing what information you would like to see available on this site and how we may serve you better.

Questions regarding tax payments should be directed to the County Treasurer.