Colorado property tax law requires assessors to conduct countywide reappraisals every two years in odd-numbered years, and that a specific date, June 30 of the year preceding the reappraisal year, be used to benchmark all property values throughout the state. The benchmark, or "level of value", for this reappraisal cycle is June 30, 2012. For the 2013 reappraisal Larimer County is using 60 months of data. That means our sales study period extends from July 1, 2007 through June 30, 2012. All sales are "time-trended" or "market-trended" up or down to the level of value date, June 30, 2012, depending on market factors in the different areas of Larimer County.
For 2014, only property owners that saw a change from the previous year were sent a postcard notice in May showing the new value and those owners have the option to protest online. Protests can also be filed in person, by letter or fax. More information was printed on the post card and all values will be posted on our website. The Larimer County Assessor staff will be taking appeals in Estes Park on Wednesday, May 14 through Thursday, May 15 at the Estes Park Larimer County Building at 1601 Brodie Avenue Conference Room. Office hours there will be 8:30 a.m. to 4 p.m. We cannot accept appeals sent in by email or taken over the phone. If you do not receive a postcard in May, you may complete and mail or fax a 2014 Protest Form to our office no later than June 2, 2014. The online protest option will not be available after 11:59 p.m. on June 2.
Properties that are appealed during our protest period will be reviewed and a Notice of Determination will be sent to those property owners on June 30, 2014. If you are satisfied with the value after this review, the process ends and your tax will be based on the value reflected in the notice of determination. If you disagree with the Assessor's decision, the next step will be to file an appeal with the County Board of Equalization. More details will be provided in the Notice of Determination that will be sent June 30, 2014.
For the 2013/2014 reappraisal cycle, all properties are valued according to the real estate markets as they were on June 30, 2012.
The Assessor's office is here to assist you.
Review the facts on the property record. Make note of any discrepancies. Items that may affect the value include the living area of your home, the size of your lot, the presence or absence of a garage or finished basement, etc.
Gather as much information as you can on similar properties in your neighborhood. A database of verified sales is available in the Assessor's office and on the Larimer County website.
Review the sales of comparable properties. While we all recognize that seldom are two properties identical, similar properties that are similarly situated should sell for similar prices. Compare the features of these properties to the features of yours. Some items may be inventoried by our office but may not have a direct impact on value for assessment purposes. More information regarding Impacts to Value for Residential Properties available here.
You may contact the Assessor's office regarding your property any time throughout the year. Properties that filed a formal protest are given priority. Many property corrections do not impact the property value for assessment purposes. If you feel your property is overvalued and you did not file an appeal you may petition for an abatement after you receive your tax bill.