2025 Notice of Value: What Colorado Homeowners Need to Know

Notices of Value Are Hitting Mailboxes


Every other May, Colorado homeowners receive their Notice of Value from the county assessor, and every other May, the confusion sets in. Don't worry, we've got you covered, but keep in mind that you only have until June 9th to appeal.


What Exactly Is a Notice of Value?


For first-time homeowners and those new to Colorado, a Notice of Value is an official document from your county assessor's office that states what they believe your property is worth for tax purposes. This assessed value directly impacts the amount you'll pay in property taxes, which is why understanding it matters to every homeowner.


Your No-Stress Guide to Understanding Your Notice


1. Know the Key Assessment Date: June 30, 2024

The value listed is NOT today's current market value. It's NOT what homes are selling for right now. It represents what your property was worth on JUNE 30, 2024.

Assessors base their valuations on historical data from a specific date, not on current market conditions.


2. Find Legitimate Comparable Sales

If you believe the assessor's value is too high (even by 3-5%), it's time to gather comparable sales data.

Important points to consider:

  • Only use sales from July 1, 2022, to June 30, 2024 — this is the only timeframe that counts.
  • Do NOT use recent sales from after this window.
  • Do NOT use active listings.
  • ONLY closed, arms-length transactions are valid comparables.

Pro tip: If you purchased your property during this study window and paid less than the assessor's value, that's powerful evidence for an appeal.


3. Verify Your Property Details

Take time to check that the county's information about your home is accurate:

  • Is the home style correct? (Ranch, two-story, etc.)
  • Is the basement status accurate? (Finished, unfinished, or none)
  • Is the square footage correct? (If it's off by 100+ sq ft, this could be grounds for appeal.)

If these details aren't listed on your Notice of Value, visit your county assessor's website to confirm everything is accurate.


"Why Is My House Valued Higher Than My Neighbor's Similar Home?"


This is a common question we hear. Most often, there's a logical explanation:

  • You might have a finished basement while they don't.
  • Their property value might be affected by road noise or other issues.
  • Interior improvements that aren't visible from the outside.
  • Different lot sizes or qualities.

Before assuming there's an error, make sure you're truly comparing similar properties.


The Appeal Process: What You Need to Know


If you believe your assessment is incorrect, you have the right to appeal:

  1. Check your deadline - Most Colorado counties require appeals to be filed within 30 days of receiving your Notice of Value, typically by the end of May or early June.
  2. Gather evidence - Collect your comparable sales data, photos of condition issues, or documentation of incorrect property details.
  3. Submit your appeal - This can typically be done online through your county assessor's website, by mail, or in person.
  4. Present your case clearly - Explain specifically why you believe the assessment is incorrect and provide your supporting documentation.


Quick Recap


  • The assessed value reflects what your home was worth on June 30, 2024.
  • Only use comparable sales from July 1, 2022, to June 30, 2024.
  • Double-check all property details for accuracy.
  • Appeals must be filed within the specified timeframe (typically 30 days).


Have questions about your Notice of Value or need help understanding what it means for you? Contact Canyon Title — we're here to help homeowners navigate this process. Are you a real estate agent, mortgage lender, or other housing professional? This Notice of Value season presents a perfect opportunity to reconnect with past clients. Reach out to discuss their assessment, offer your expertise, and provide value long after the transaction has closed. This simple check-in demonstrates your ongoing commitment to their homeownership journey and can lead to referrals and repeat business.


NEED TO APPEAL?


Below is a list of links by county where you can find the form and/or process to appeal your property value: