Understanding Property Values for Assessment Purposes

All real property in Colorado is reappraised on a two-year cycle, in odd-numbered years. The actual value assigned to residential properties in 2019 and 2020 is based on market values as of June 30, 2018, as defined by sales of residential property in the 24-month period from July 1, 2016, to June 30, 2018. All sales are trended to the end of the data collection period.

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 2019 reappraisal Larimer County is using 24 months of data for Residential property. This sales study period extends from July 1, 2016 through June 30, 2018. For vacant or commercial property the county uses 60 months of data. This period extends from July 1, 2013 through June 30, 2018.

Assessors are required to recognize the trends or market changes over that time and adjust all sales to the appraisal date, 39-1-104 C.R.S.. The actual value assigned to residential properties in 2019 and 2020 are based on market values as of June 30, 2018, as defined by sales of residential property in the 24-month period from July 1, 2016, to June 30, 2018. All sales are trended to the end of the data collection period.

Market (sales) information is currently available for the entire 60-month period, (from July 1, 2013 to June 30, 2018) in the Assessor's Office. This information is also available online. Check out the Larimer County Sales Search. Local real estate offices may be able to provide you with sales information.

Each property in the county has a set of characteristics that are used by the model. Some examples are its location, living area square footage, basement square footage (finished and non), style, quality, garage square footage, lot features, etc. These variables may be reviewed on sold properties used in the model in order to estimate value of the properties. The model is then applied to both sold and unsold properties. See Impacts to Residential Values for more information.

The 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 equitable values.

Protests are heard by the Assessor's office from May 1 through June 1 every year and are taken on a first come, first served basis. Standard office hours are from 7:30 AM to 4:30 PM, Monday through Friday. Protests can be filed online, by mail, by fax, or in-person.  Online protest filing will be available for property owners receiving a postcard in May for the 2020 protest period. Review our Assessment Update for more information.

It is important to realize that a protest is not an appeal of how much you pay in taxes. 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. You may appeal your property's actual value or classification to the Assessor. 

Because much of what your county assessor does is mandated at the state level, the Colorado Department of Property Taxation works with your state legislative committees to help develop the Assessors' Reference Library (ARL). This is a series of three manuals and a statutory index that addresses Colorado property assessment.

Neighborhood Maps

Bob Overbeck

Bob Overbeck, Larimer County Assessor

Read Biography
200 W. Oak Street, 2nd Floor
PO Box 1190
Fort Collins, CO 80522
Phone: (970) 498-7050
Hours:  Monday - Friday 7:30am - 4:30pm
Email: Overbebc@larimer.org