Property values are reassessed every two years in Colorado — and if you're like most homeowners, you probably noticed that your 2025 notice of valuation just arrived (or will soon).And guess what? It might not be accurate.

If your property value was overestimated, you could be overpaying thousands of dollars in property taxes — unnecessarily.

The good news is, you have the legal right to protest your property value and appeal your property taxes.

In this blog, I’m breaking down exactly how the Colorado property tax appeal process works, what you need to know to file successfully, and insider tips from my years as a professional property tax consultant working with properties all across Colorado.

Let’s dive in.

Why You Should Consider Appealing Your Colorado Property Taxes

Every two years, assessors across Colorado send out new property valuations. These valuations are based on comparable sales, neighborhood conditions, property size, and more — but let's be real:They’re using mass valuation models and computer systems.

That means mistakes happen.And when mistakes happen, you could end up paying thousands more than you should in property taxes.

Here’s why appealing your property taxes could make a huge difference:

Save money: Even a small reduction in value can save you hundreds or thousands over two years.
Double benefit: Remember, Colorado’s assessed values are set for two years. So a successful appeal lowers your taxes for both 2025 and 2026.
Fairness: You deserve to be taxed based on an accurate market value — not an inflated or outdated estimate.

How Property Tax Valuations Work in Colorado

Before we jump into how to appeal, it’s important to understand how assessors determine your property’s value.

Here’s the simplified version:

Valuation Date:Your 2025 valuation is based on the market value as of June 30, 2024 — not today’s market.
Comparable Sales:Assessors use sales of similar homes between January 1, 2023 and June 30, 2024 to set your value.
- Ideally, they want comps as close to June 30, 2024 as possible.
- If they can't find comps near that date, they'll work backwards within the 18-month window.
Condition is Assumed:Assessors aren’t going inside your home. They assume an average condition unless you tell them otherwise.
Mass Appraisal Models:Because they have thousands of properties to assess, counties rely heavily on automated systems — and that’s exactly where inaccuracies creep in.

Common Reasons You Might Have Grounds for an Appeal

✅ Your home's condition is worse than comparable homes (e.g., unfinished basement, deferred maintenance, outdated features).

✅ The assessor used inaccurate square footage or incorrect data about your property.

✅ The comps they used are not truly comparable (e.g., newer homes, homes in a different neighborhood, larger homes).

✅ Sales prices declined after your purchase, and your valuation doesn’t reflect that market drop.

✅ You live in a neighborhood affected by external factors (e.g., new construction, road projects, environmental issues) that lower desirability.

✅ You recently bought your home, and the actual purchase price is lower than the assessed value.

When Should You NOT Appeal?

There are a few times when appealing could backfire — or simply not be worth your time.

If your assessed value is already below market value.
If your home recently sold at a higher price than your assessed value.
If you don’t have strong evidence (like comps) to support your case.

⚠️ Important:Appealing without a legitimate reason could result in no change — or very rarely, an increase. It’s rare, but technically possible.

Step-by-Step: How to Appeal Your Property Taxes in Colorado

Ready to roll? Here’s the complete roadmap to filing a property tax appeal:

1. Review Your Notice of Valuation

Your county will send this out around May 1st, 2025.Check:

Actual Value (market value)
Assessed Value (what taxes are based on)
Deadlines for filing an appeal (usually early June)

2. Research Comparable Sales

You’ll need solid comps to support your case.Use:

MLS access (if you're a licensed agent)
Public records from your county assessor
Zillow, Redfin, or other public real estate data

👉 Focus on sales between January 1, 2023, and June 30, 2024.

Preferably, the sales should be:

Same neighborhood
Similar size, style, year built
Same condition

If needed, adjust for differences (like finished basements or lot size).

3. Gather Evidence

Beyond comps, you can submit:

Photos of needed repairs
Contractor estimates
Inspection reports
Appraisals (especially if recent)

Tip:If your home’s condition is worse than others, SHOW it. Visual evidence is powerful.

4. File Your Appeal

You can usually file:

Online (most counties now allow this)
By mail (requires more paperwork)
In person (less common today)

In your appeal, include:

A clear explanation of why you believe the value is incorrect
Your requested value
Your evidence (attach everything)

Pro Tip:Be polite, professional, and detailed. Remember — a real person will read your appeal.

5. Wait for the Decision

Counties must respond by late summer (typically July/August). They’ll either:

Accept your appeal and adjust the value
Deny your appeal

What If Your Appeal is Denied? (Don’t Stop Yet)

If your initial appeal is denied, you can escalate it:

File with the County Board of EqualizationThis gives you a formal hearing opportunity.
Still not satisfied?You can appeal further to:
- The Colorado Board of Assessment Appeals (BAA)
- Or District Court (rare for residential appeals)

👉 Most homeowners don’t go beyond the second level. But if you have a strong case, it can absolutely be worth it.

Important 2025 Property Tax Appeal Dates (Colorado)

Date	Event
May 1, 2025	New values mailed out
Early June 2025	Deadline to file your initial protest
July-August 2025	County responses sent out
September-October 2025	Board of Equalization hearings (if needed)

✅ Always double-check with your county’s specific timeline, because each county can vary slightly.

What If You Miss the Protest Deadline?

Don’t panic.You can still file a retroactive appeal through what’s called an abatement.

You must wait until January 1st of the following year (2026).
You have up to two years to file an abatement request.
If approved, you’ll get a refund with interest.

Insider Secrets to a Successful Appeal

After years of negotiating with assessors, here are the keys to success:

Find the newest comps — the closer to June 30, 2024, the better.
Don’t just throw comps at them — explain why each comp supports your argument.
Keep it professional — no angry rants.
Show, don’t just tell — use photos, documents, and evidence whenever possible.
Understand time trending — assessors might adjust older sales upward slightly.
If denied, appeal to the next level — don’t quit after one "no" if you have a strong case.

Special Situations: Metro Districts and Property Taxes

If you live in a neighborhood with a metro district, be prepared:Your mill levy (the tax rate) will be higher — sometimes significantly.

Metro districts fund infrastructure like roads, water, and parks — and the costs are passed on to homeowners through property taxes.

👉 Appealing your value is still worthwhile, but metro district fees are separate and can’t be appealed directly through this process.

Final Thoughts: Should You Appeal Your Property Taxes?

If you suspect your value is inflated, absolutely yes.The worst-case scenario? You file an appeal, and nothing changes.The best-case scenario? You save thousands over the next two years.

Questions? Contact Me:

If you have questions about protesting your property value, appealing your property taxes, or navigating the 2025 reassessment, I'm happy to help.

📞 Call/Text: 303.630.9430

📧 Email: Info@MileHighTitleGuy.com

Or visit MileHighTitleGuy.com for more real estate tools, tips, and event invites designed to help Colorado homeowners and real estate agents succeed.

Disclaimer:

The information provided in this blog post is intended for educational and informational purposes only. It should not be construed as legal, tax, or financial advice. Property tax laws, deadlines, and procedures may vary by county and are subject to change. Always verify specific deadlines and appeal procedures directly with your local county assessor’s office.While every effort has been made to ensure the accuracy of this content, I make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, or suitability of the information shared. You are encouraged to consult with a licensed real estate professional, tax consultant, or legal advisor regarding your individual situation before making any property tax appeal decisions.

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How to Appeal Your Property Taxes in Colorado (Step-by-Step Guide for 2025)