If you’re a homeowner in Colorado, you should have recently received your property tax assessment — and if your eyes widened at the assessed value of your home, you’re not alone. For over a decade now, home prices across the state have been increasing, resulting in many Coloradans seeing sharp increases in their home valuations, which directly affect how much they’ll pay in property taxes. This trend is changing though for some Colorado homeowners as certain areas have actually seen a drop in home value. The good news? You have the right to appeal if you think your home was valued too high.
Here’s how to object to your property tax assessment in Colorado — step by step.
1. Understand Your Home Valuation
Every other May (odd years - e.g. 2025, 2027, etc), county assessors in Colorado send out a Notice of Valuation (NOV) for real estate property. For most, it comes in the form of a postcard from the county. This document outlines:
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The actual value of your property
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The classification (residential, commercial, etc.)
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Instructions for appealing the valuation
The actual value is the county’s estimate of what your property would have sold for on the open market as of June 30 of the previous year. This is key as some Colorado home values have seen a significant change in home value in the past year. This means that your valuation for 2025 might seem high but actually be fair based on the June 30, 2024 estimate. If that applies to you, then next assessment year might be the time you need to appeal.
2. Compare Your Assessment
Start by reviewing the assessed value compared to recent sales of similar homes in your area. The assessor bases your valuation on market conditions from a specific 18-month period, typically the 18 months prior to June 30 of the previous year (though a full 24 months may be used if needed).
You can:
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Search public sales records through your county assessor’s website
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Use real estate websites for recent comparable sales
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Look for homes that are similar in location, size, age, and condition
Or, skip all this and contact our real estate team as we'd be happy to run comps for you!
3. Grounds for Appeal
Your appeal must be based on one or more of the following:
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Incorrect property characteristics (e.g., square footage, number of bedrooms)
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Comparable sales data that demonstrate a lower value
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Damage or deterioration not accounted for (e.g. foundation issues)
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Overvaluation based on market trends
Note: Unfortunately, you can’t appeal just because your taxes went up. You have to show that the assessed value is incorrect.
4. File Your Appeal (Deadline: June 1)
You must file your appeal by June 1 in most counties (or the next business day if June 1 falls on a weekend).
You can typically file:
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Online via your county assessor’s website
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By mail (postmarked by June 1)
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In person at the assessor’s office
Include:
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Your contact information
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The property schedule number
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A concise explanation of your objection
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Supporting documents (photos, comparable sales, appraisals, etc.)
5. What Happens After You File
The assessor will review your appeal and issue a Notice of Determination by the end of June. It will indicate whether your appeal was approved or denied, and the new value (if changed).
If you're still not satisfied, you can take your appeal further:
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To the County Board of Equalization (CBOE) — File by July 15
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To an Independent Arbitrator, District Court, or the Board of Assessment Appeals (BAA) — must file within 30 days of the CBOE decision
6. Tips for a Strong Appeal
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Be factual and specific — stick to data, not emotions
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Include multiple comparable properties (ideally 3–5)
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Use photos and documents to support claims about condition or size
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File early to ensure time for any follow-up questions
Final Thoughts
Challenging your property tax assessment can feel daunting, but Colorado law gives homeowners the right to push back if they believe their valuation is unfair. A successful appeal could save you hundreds or even thousands of dollars — and all it takes is a little research, preparation, and timely action.
If you're unsure whether your home is overvalued, please reach out and we'd be more than happy to run a do a free evaluation for you! We are very familiar with assessing homes so no need to try to do it on your own.
Posted by Jess Feaster on
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