Colorado Real Property Assessment Calendar
|In odd numbered years, (2013, 2015, 2017, 2019), County Assessors mail a Notice of Valuation (“NOV”) no later than May 1, for each property in the county that has a parcel number, to the real property owner of record (“Tax Payer”). Typically, the NOV states the Subject Property’s Actual Value separately for the land and improvement (if any) as well as the Assessed Value for land and improvement for the property. The NOV will also indicate the change in Actual Value of the property from the last assessment year.
|The Tax Payer or its agent/attorney may file a protest of the Assessor’s NOV by June 1 if they disagree with the Assessor’s value pursuant to the NOV. The protest form MUST indicate the Tax Payer’s opinion as to the Actual Value of the subject property being protested. The protest form must either be personally delivered to the County Assessor’s office or received at the Assessor’s office via fax by close of business June 1 or by mail postmarked no later than June 1. This is called the Assessment Appeal. This appeal can contain documentation to support the taxpayer’s opinion of value.
|On or before the last working day of June, the County Assessor typically sends out two copies of the Notice of Determination (“NOD”) to the Tax Payer and its agent/attorney which indicates the Assessor’s decision about the June 1 Assessment Appeal. The NOD can out-right reject the requested Actual Value change, partially accept the protest’s requested Actual Value or accept it in full OR raise the Actual Value higher than what was originally stated on the May 1 NOV. For counties that use the alternate appeal procedure*, the NOD deadline may be the last working day in August.
|The Tax Payer or its agent/attorney may file a protest of the Assessor’s NOD by July 15 to the County Board of Equalization (CBOE) if they disagree with the Assessor’s NOD value. The protest form MUST indicate the Tax Payer’s opinion as to the Actual Value of the subject property being protested and be received on or before July 15 in a manner similar to the appeal of the NOV. Within a very few days of the CBOE filing, an actual hearing may be scheduled to be heard before a neutral 3rd party (typically a real estate professional with appraisal training) where the Tax Payer/agent/attorney and the County Assessor appraiser meet together and present their Actual Value arguments. This requires each side to prepare written value estimation reports.Be aware that at this hearing, the County Assessor may argue to raise the value that was originally stated on either the NOV or the NOD. This hearing can also take place via telephone conference call or the two sides can simply submit the written reports for review and decision by the hearing officer. For counties that use the alternate appeal procedure*, the CBOE filing deadline is September 15.
|The CBOE must render a written decision on the hearings by August 5th and such must be mailed by August 10th. For counties that use the alternate appeal procedure*, the CBOE decision deadline is November 1.
|The Tax Payer or its agent/attorney may file a protest of the CBOE decision to have a hearing before any of the three venues as noted below.
The appeal must be filed within 30 days of the mailing date of the CBOE decision.
|Taxes based on assessment from the year ending December 31 of the year before are now due and payable. They may be paid in one single payment or split into two payments:
* Pursuant to state statute, Arapahoe, Boulder, Denver, Douglas and Jefferson counties may use an alternate appeal procedure which allows them to extend the deadlines because their property tax rolls are so much bigger than, say, Chaffee County!