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Protest Your Colorado Property Tax Value: Free Course

Reading your notice of valuation

Protest Your Colorado Property Tax Value · 1 study hours

Bottom line: Your notice is mailed by May 1, shows last year's and this year's actual value, and starts a protest clock that ends June 8 as the statute text we checked reads.

Bottom line first. Your notice of valuation is the county's yearly letter saying what it thinks your home is worth. It starts the clock on your right to protest, so read it the day it arrives. As the statute text we checked reads, the assessor mails it no later than May 1, and your protest must be delivered, postmarked or given in person by June 8 (C.R.S. 39-5-121(1)(a)(I)). Check your notice and your county assessor for the current year, because the dates are written into the notice itself.

When it comes and how

The notice of valuation is the official mailing that sets out your property's value for the year. The assessor must mail it by May 1 (C.R.S. 39-5-121(1)(a)(I)). Some counties send a short postcard notice with a link to the full version; if you would rather get the long form in an envelope, you can ask, and the assessor must comply (C.R.S. 39-5-121(1.8)). You can also ask to get notices by electronic message (C.R.S. 39-5-121(1.7)). Not receiving a notice does not cancel your tax bill (C.R.S. 39-5-121(1.8)(e)).

What the notice must show

By law the notice states these items (C.R.S. 39-5-121(1)(a)(I)):

  • Previous year's actual value and current year's actual value, for land and improvements together (improvements are structures, buildings and fixtures built on the land; C.R.S. 39-1-102(6.3)).
  • The adjustment: the dollar change between the two.
  • The classification: the property type (for example, residential) that decides which assessment rate applies.
  • An estimate of the taxes, or a range. The notice must say this is only an estimate, and you cannot protest the estimate.
  • Where and when the assessor hears protests, and your right to protest, in bold-faced type.
  • A protest form you can fill in to explain your own valuation.

The notice must not state the assessed value (the value after the assessment rate is applied). Since HB24B-1001 (2024), Colorado General Assembly, the notice does not print the ratio either. To get the assessed value you need the rate that applies to your class and year, which the assessor can give you.

Extra items in the first year of a cycle

In the first year of a two-year reassessment cycle (see lesson 1), the notice must also include an itemized listing of your land and improvements and the characteristics that affect value (C.R.S. 39-5-121(1)(b)(I)). This is the list you check for mistakes: square feet, number of bedrooms and baths, year built, garage, basement. Lesson 3 shows how to use it.

In the in-between year, if the actual value rose by more than 75 percent compared with the previous year, the assessor must mail an explanation of the reasons (C.R.S. 39-5-121(1)(a)(I)).

The fine print about protesting

The notice must say that, to keep your right to protest, you tell the assessor in writing or in person, delivered, postmarked or given in person by June 8, and that after that date the right to object to the valuation is lost (C.R.S. 39-5-121(1)(a)(I)). A related statement reminds you that if you miss it you may still ask the county assessor about an abatement (C.R.S. 39-5-121(4)(a)). An abatement is a request to cancel or refund tax that was erroneously or illegally charged. As the text reads, you must file within two years after January 1 of the year following the tax year (C.R.S. 39-10-114(1)(a)(I)(A)), and it is not allowed on overvaluation grounds if you already protested and a notice of determination (the assessor's written decision on a protest) was mailed to you (C.R.S. 39-10-114(1)(a)(I)(D)).

The protest itself can be an appearance in person, the form mailed with the notice, or a letter that says in general terms why you object. The county cannot dictate the form of a letter, and a postmarked mailing is presumed received on its postmark date (C.R.S. 39-5-122(2)).

Example with real numbers

The tax rates here are made up for the arithmetic and are not the current rates.

  1. Priya's notice shows previous actual value $420,000 and current actual value $480,000.
  2. Adjustment: $480,000 - $420,000 = $60,000.
  3. Percent change: $60,000 / $420,000 = 0.1429, about 14.3 percent. That is below the 75 percent trigger; the 75 percent line would be $420,000 x 1.75 = $735,000, so no explanation is required.
  4. The notice does not print assessed value. With a made-up rate of 6.5%: $480,000 x 0.065 = $31,200.
  5. With a made-up 85 mills (0.085): $31,200 x 0.085 = $2,652. Compare this with the estimate on the notice; it should be close. If it is far off, ask the assessor's office why, though the estimate itself cannot be protested.
  6. Priya writes down the deadline date on the notice, the $480,000 value, and the facts listed (square feet, beds, baths). Those three items start any protest.

A short checklist for the day it arrives

  • Find the protest deadline on the notice and put it in your calendar.
  • Compare previous and current actual value.
  • Check every fact on the itemized listing against your home.
  • Note the classification. A wrong class is a protest reason, because the notice says you may protest the classification.
  • Ask the assessor in writing for the data behind the value. The law says to give it to you within seven working days (C.R.S. 39-5-121.5), though the cost may be billed to you.

This is general education, not legal or tax advice.

Law cited

Key terms

Notice of valuation
The county's yearly mailing that states your property's value and how to protest.
Improvements
Structures, buildings and fixtures built on or attached to land.
Adjustment
The dollar change between last year's and this year's actual value on your notice.
Classification
The property type, such as residential, that decides which assessment rate applies.
Estimate of taxes
An approximate tax figure on the notice; it is not protestable.
Itemized listing
The list of your land and building facts that the first-year notice must include.
Postcard notice
A short notice that links to the full notice online; you can ask for the long form.
Abatement
A request to cancel or refund tax that was erroneously or illegally charged.
Notice of determination
The assessor's written decision on a protest.
Assessed value
Actual value times the assessment rate; the notice does not print it.

Flashcards

By when must the assessor mail notices of valuation?

No later than May 1 (C.R.S. 39-5-121(1)(a)(I)), as the statute text we checked reads.

What is the real-property protest deadline in the statute text we checked?

June 8: delivered, postmarked or given in person (C.R.S. 39-5-122(2)).

Does the notice print assessed value?

No. The statute says it must not, and since HB24B-1001 (2024) the notice does not print the ratio either.

Can you protest the tax estimate on the notice?

No; you can protest valuation and classification, not the estimate.

What extra does a first-year notice contain?

An itemized listing of land and improvements and their value-related characteristics.

When must the assessor send a written explanation of a value jump?

In an in-between year, when actual value rose by more than 75 percent.

Do you have to use the protest form mailed with the notice?

No. You can also appear in person or send a letter; the county cannot prescribe a letter form.

How soon must the assessor give you the data behind your value?

Within seven working days of your written request (C.R.S. 39-5-121.5); a cost may be charged.

What is the abatement filing limit?

Within two years after January 1 of the year following the tax year (C.R.S. 39-10-114).

Is a postmarked letter on time?

Mailed protests are presumed received on the postmark date (C.R.S. 39-5-122(2)).

Quiz: 10 questions

Tap an answer. It shows right or wrong and opens the reason. Your score is saved in this browser and counts in the study app.

  1. As the statute text we checked reads, by what date must the assessor mail the notice of valuation for real property?

    1. A April 1
    2. B June 8
    3. C May 1
    4. D June 30
    Show answer and why

    Answer: C. May 1

    The notice is due out by May 1 so owners have time before the June 8 protest date. June 30 is the personal-property protest date.

    C.R.S. 39-5-121(1)(a)(I)

  2. According to the statute text we checked, a real-property protest must be delivered, postmarked or given in person by which date?

    1. A June 8
    2. B June 30
    3. C July 15
    4. D August 5
    Show answer and why

    Answer: A. June 8

    June 8 is the real-property protest deadline in the notice language; July 15 is the later county board petition date and August 5 is a hearing end date.

    C.R.S. 39-5-122(2)

  3. Which of these must the notice of valuation NOT state?

    1. A Previous year's actual value
    2. B Current year's actual value
    3. C The amount of any adjustment
    4. D The assessed value after the assessment rate
    Show answer and why

    Answer: D. The assessed value after the assessment rate

    The statute lists actual values and the adjustment and explicitly bars the valuation for assessment from the notice. The ratio is not printed on the notice either (HB24B-1001 (2024)).

    C.R.S. 39-5-121(1)(a)(I)

  4. A notice shows last year's actual value of $300,000 and this year's of $345,000. What is the percentage change?

    1. A 13 percent
    2. B 15 percent
    3. C 45 percent
    4. D 1.5 percent
    Show answer and why

    Answer: B. 15 percent

    $345,000 - $300,000 = $45,000; $45,000 / $300,000 = 0.15, or 15 percent. 13 percent wrongly divides by the new value; 45 percent confuses dollars with percent.

    C.R.S. 39-5-121(1)(a)(I)

  5. Priya's notice estimates her tax. She thinks the estimate is too high. What can she protest?

    1. A The estimate, if it is over $2,000
    2. B Only the mill levy
    3. C The valuation, not the estimate itself
    4. D Nothing, since notices cannot be protested
    Show answer and why

    Answer: C. The valuation, not the estimate itself

    The notice must state that the right to protest covers the adjustment in valuation but not the tax estimate. The mill levy is set by districts.

    C.R.S. 39-5-121(1)(a)(I)

  6. Which statement about the first-year-of-cycle notice is correct?

    1. A It must include an itemized listing of land and improvements
    2. B It must include three recent comparable sales
    3. C It must include the owner's income
    4. D It need not mention classification
    Show answer and why

    Answer: A. It must include an itemized listing of land and improvements

    The first notice of each cycle must include the itemized listing of characteristics germane to value. Comparable sales are not required in the notice.

    C.R.S. 39-5-121(1)(b)(I)

  7. In an in-between year, actual value jumped from $200,000 to $360,000. Does the assessor owe an explanation?

    1. A No: only increases over 100 percent need one
    2. B Yes: any increase needs one
    3. C No: explanations are only for commercial property
    4. D Yes: it is an increase of 80 percent, above 75 percent
    Show answer and why

    Answer: D. Yes: it is an increase of 80 percent, above 75 percent

    $360,000 - $200,000 = $160,000; $160,000 / $200,000 = 0.80, which is more than the 75 percent trigger. Any-increase and 100 percent rules are not in the statute.

    C.R.S. 39-5-121(1)(a)(I)

  8. Using a made-up 6% rate and 80 mills, what tax follows from actual value $350,000?

    1. A $2,100
    2. B $1,680
    3. C $1,400
    4. D $16,800
    Show answer and why

    Answer: B. $1,680

    $350,000 x 0.06 = $21,000; $21,000 x 0.080 = $1,680. $2,100 uses 100 mills; $16,800 slips a decimal.

    C.R.S. 39-1-104(3)

  9. What does the law require of the assessor when you ask in writing for the data used to value your home?

    1. A Provide it within 30 days free of charge
    2. B Provide it only if you protest first
    3. C Provide it within seven working days (a cost may be billed)
    4. D Provide only the final number
    Show answer and why

    Answer: C. Provide it within seven working days (a cost may be billed)

    The statute gives seven working days after a written request and allows an estimated cost to be paid first. It does not make you protest first.

    C.R.S. 39-5-121.5

  10. Which is NOT a way to start a protest, as the statute text reads?

    1. A Waiting until the county board hearing in August to say you object
    2. B Appearing before the assessor
    3. C Filling out the form mailed with the notice
    4. D Mailing a letter stating your reasons in general terms
    Show answer and why

    Answer: A. Waiting until the county board hearing in August to say you object

    The three ways in the statute all go to the assessor before the notice's last day. The August hearing is a later stage for people who already protested.

    C.R.S. 39-5-122(2)

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