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If you recently opened your mail to find your property tax assessment and did a double take—you’re not alone.
Every two years, Colorado homeowners receive updated property valuations from their county assessor’s office, and 2025 is one of those years. The process can feel confusing, and for many homeowners across the Denver Metro real estate market, this year’s notice came with a serious dose of sticker shock.
Whether you’ve lived in your home for decades or just closed last year, understanding how property valuations are determined—and what you can do if something seems off—is important. So let’s break it down.
First, What Is the Property Tax Assessment?
Your property tax assessment is the county’s estimated value of your home, which is used to calculate how much you’ll owe in property taxes. The higher the value, the higher your tax bill.
But here’s what often gets missed: the county assessor is not looking at today’s market value. They’re using past sales data from a specific window of time to determine your home’s taxable value.
Key Dates That Matter
For this current tax cycle, county assessors across Colorado are using comparable sales from January 1, 2023 to June 30, 2024.
That means any market shifts, sales activity, or major updates to your home after June 30, 2024 won’t be reflected in your assessment.
This 18-month snapshot is used to determine how your home’s value compares to other homes that sold during that same period. So if you’re confused about how your assessed value lines up with your current home value in Denver, it may be because you’re looking at more recent data.
The Challenge with Comparables
As a Denver Realtor®, I look at comparables every day—and I can tell you, not all “comps” are created equal.
One of the biggest challenges in the property valuation process is that the county does not physically visit your home. They rely on public records and basic property information like square footage, number of bedrooms and bathrooms, and general location. What they don’t always have insight into is finish level, condition, or recent improvements.
So, a dated tri-level with original fixtures may be compared to a fully renovated one down the street—and both may receive a similar assessed value.
This is where the frustration often begins.
Can I Appeal My Property Tax Assessment?
Yes—and in some cases, you should. If you believe your home was overvalued based on outdated or inaccurate comps, you have the right to appeal. But the process can be strict, and it’s important to follow your county assessor’s appeal process closely.
Here’s what you need to know before you appeal:
✅ Use the Right Sales Data
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Only use comparable homes that sold between January 1, 2023 and June 30, 2024.
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Your appeal will be denied if your comps fall outside this range.
✅ Make Sure the Homes Are Truly Comparable
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Look for properties with similar square footage, floorplan (ranch, two-story, tri-level), lot size, and finish level.
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Be mindful of condition. If your home is original and your comps are all updated, the assessor may not consider your appeal valid.
✅ Follow County Instructions
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Each county has its own property tax appeal deadlines and process, typically in early June.
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If you’re submitting online or by mail, be sure every required field is complete. Incorrect or incomplete appeals are typically denied.
How a Realtor Can Help
This process doesn’t have to feel overwhelming. A trusted local Realtor—someone who understands the nuances of condition, finish level, and Denver Metro neighborhood trends—can help you identify accurate comps and offer insight into whether an appeal makes sense.
While there’s never a guarantee that your appeal will be approved, especially in a tight inventory market where prices have remained strong, it’s worth the effort if you believe your valuation is out of line with reality.
Final Thoughts: Don’t Let Sticker Shock Paralyze You
Opening that tax assessment envelope can be stressful—but it’s also an opportunity to look at your home’s value with fresh eyes. If the number seems high, dig deeper. You may find it’s aligned with market trends…or you may discover an opportunity to push back through the appeals process.
In either case, I’m here to help. I regularly assist clients with valuation reviews and comparable data, and I’d be happy to talk through your situation to help you make an informed decision.
Have questions about your 2025 property tax assessment?
Let’s connect. Whether you’re planning to appeal or just want a second opinion, I’m here as your advocate and resource.
