Real property valuation appeals are accepted from May 1–June 1.
Real Property Valuation Appeals
Rights to Appeal
You have the right to appeal your assessed property value or its classification. State statute requires that each property in the county be re-valued by the County Assessor in odd numbered years. Property owners will receive a Notice of Value (NOV) around May 1. Please review the information regarding your property carefully. If you feel your property is valued incorrectly or there is an error in classification you may file an appeal.
Taxpayer Rights & Responsibilities
Property owners and taxpayers have specific rights, remedies, and responsibilities in the assessment process:
- You have the right to examine the Assessor’s property records.
- If you disagree with your property value, you may file an appeal with the Assessor.
- You have the responsibility to provide accurate information to the Assessor about property you own.
- You have the responsibility to participate in budget hearings held by school boards, cities and towns, and special districts that levy taxes on your property.
The Notice of Valuation
The Assessor sends a Notice of Valuation to property owners yearly that:
- Describes the property you own
- Gives the actual value for both the prior and current year
- Is the form to be used in submitting an appeal to the Assessor
If your property’s value has not changed, your January tax bill is your notice of valuation for the coming year. Study your Notice of Valuation carefully. Your property value will affect your tax payment due the following year. If you believe your property’s assessed value is incorrect, you can inspect the Assessor’s records on your property and other properties.
Grounds for an Appeal
An appeal should demonstrate that your property’s estimated market value is inaccurate.
- Property Value is too high or low
- Property Record is Incorrect
A Note Concerning Taxes
Taxes cannot be appealed through the Assessor’s office. However, some individuals may be eligible for tax relief or exemptions. The Assessor’s office can provide you with information regarding information about available property tax exemptions and/or deferrals.
Appealing a Valuation
When a property value is appealed, the Assessor reviews the value using a methodology that is similar to an appraisal. This allows the public and our appraisers to form a basis for discussion. Tools include:
- 2017 Time Trending Adjustments
- Comparable Property Sales for 2017/2018 Tax Years
Taxpayers can decide if the comparable sales indicate a reasonable value for their property, and they can identify other sales that support a request for a value adjustment.
Appeals of real property values can be filed with the Assessor between May 1 and June 1. Appeals of business personal property values can be filed with the Assessor between June 15 and July 30. Deadlines for appeal are strictly enforced.
Review Your Full-Page Notice of Valuation (NOV)
Review the details of your property as it is described on your Notice of Valuation (NOV):
Your property has been compared to similar homes that sold in the 24 month period from July 1, 2014 to June 30, 2016.
Preparing Your Appeal
Review the facts and property characteristics on your NOV for accuracy.
Gather as much information as you can on similar properties in your area. Information on all real estate in Boulder County is available through:
Filing An Appeal
When submitting an appeal, you must:
- File between May 1–June 1. Post marks and submission times must be before 11:59pm June 1
- Proof of mailing is recommended as it may be requested
- If you file after the June 1 deadline, your right to appeal the Assessor’s decision is lost.
Note: You will not win an appeal because you think your taxes are too high. Taxes are determined by officials who determine budgets (i.e. county commissioners, city council, school boards, and special districts)
- Appeal forms will be made available on May 1.
- Ask a question about your real property
When & Where to Appeal
Comparable Property Sales & Time Trending
Provide evidence that your property value is incorrect by including comparable sales.
Comparable Property Sales for 2017/2018 Property Valuation
- Lists of Comparable Sales
- Interactive Map of Comparable Sales (Residential Only)
- Map of Changes in Value
About Your Notice of Determination
The Notice of Determination is the Assessor’s response to the on-time property value appeal that you filed during the month of May. The Assessor’s deadline to mail the NOD to property owners is August 31.
In addition to showing the results of your appeal, it also gives you information you will need should you wish to appeal your determination to the Board of Equalization (BOE).
Notice of Determination Deadlines
The Assessor must make a decision and mail a Notice of Determination (NOD) on Real and Personal Property appeals by the last working day in August.
If you disagree with the Assessor’s determination, you can file a written appeal to the County Board of Equalization (CBOE) on or before September 15.
- To preserve your right to appeal, you may be required to prove you have filed a timely appeal. Therefore, we recommend all correspondence be mailed with proof of mailing.
- The CBOE schedules and complete their hearings before November 1. The board must notify you in writing within five business days after their decision is made.
If you are not satisfied with the CBOE decision you may:
- Enter into binding Arbitration
- Appeal to the Board of Assessment Appeals (BAA)
- Go to District Court
- You must appeal within 30 days of the CBOE decision
If you choose Arbitration after the CBOE decision, the decision reached at Arbitration is final and not subject to review.
If the decision rendered by either the BAA or District Court is unsatisfactory you may appeal to the Court of Appeals within 30 days of the BAA decision or 45 days of a District Court decision.
If you have any questions about the appeals process, please call 303-441-3530 to reach our Public Information staff between 8am and 4:30pm. We look forward to the opportunity to answer your questions.