Denver Property Tax Appeals Guide

How to appeal your property tax assessment in Denver and the Front Range metro.

How to Appeal Your Property Tax Assessment in Denver and the Front Range Metro

Colorado's 2023 property tax reassessment cycle produced dramatic valuation increases across the Front Range — some homeowners saw assessed values jump 30–50% in a single reassessment, reflecting the extraordinary home price surge of 2021–2022. For many homeowners, particularly those on fixed incomes, these assessment increases translated into tax bill shocks.

Colorado's effective property tax rate averages approximately **0.54%** — relatively low compared to Texas or Illinois. But applied to rapidly rising assessments, even a low rate produces real financial pressure. A home reassessed from $400,000 to $550,000 sees its annual tax bill increase by approximately **$810** — a meaningful hit to a fixed-income budget.

Understanding Colorado's Assessment System

Colorado reassesses property **every two years** in odd-numbered years. The 2023 reassessment used property sales data from July 1, 2020 through June 30, 2022 — a period of extraordinary price appreciation that may not reflect current market values.

The Gallagher Amendment Repeal Colorado's Gallagher Amendment, which historically limited the residential assessment rate, was **repealed by voters in 2020**. This removed a constitutional check on residential property tax growth that had been in place for decades. Many long-term Colorado homeowners didn't fully understand the implications of the repeal until they received their 2023 assessment notices.

The repeal means that the residential assessment rate is no longer automatically adjusted downward when residential values rise. This explains some of the dramatic assessment increases homeowners experienced in 2023.

The Colorado Appeal Process

Colorado provides a structured multi-step appeal process with clear deadlines:

**Step 1: Review your Notice of Valuation** County Assessors mail Notices of Valuation in May of reassessment years (odd years). This notice shows your property's actual value as determined by the Assessor.

• Denver County Assessor
• Jefferson County Assessor
• Arapahoe County Assessor
• Douglas County Assessor
• Adams County Assessor

**Step 3: County Board of Equalization (BOE)** If the Assessor denies your appeal, you can appeal to the County Board of Equalization. The BOE conducts hearings and makes independent determinations.

**Step 4: Board of Assessment Appeals (BAA) or District Court** If the BOE denies your appeal, you can appeal to the state-level Board of Assessment Appeals or to District Court. The BAA is an administrative tribunal that reviews residential appeals without requiring legal representation.

Building Your Appeal Case

Strong evidence for Front Range appeals includes:

• **Current comparable sales**: The 2023 reassessment used sales data from July 2020–June 2022 — a period of peak prices. If comparable properties have sold for less since June 2022, this supports your case.
• **Market correction evidence**: If your neighborhood has experienced price softening since the valuation period, present recent sales showing the decline.
• **Property condition**: Photos and documentation of needed repairs, foundation issues, or adverse conditions the Assessor's mass appraisal didn't capture.
• **Assessment inconsistencies**: If comparable homes on your street are assessed at meaningfully different values per square foot, this supports an equity argument.

The June 8 Deadline

The protest deadline in Colorado reassessment years is typically **June 8** (confirm with your county Assessor for the exact date). This is a firm deadline:

• Mark your calendar in advance
• Gather evidence before the deadline — don't wait until the last day
• Filing is free at the county level
• You do not need an attorney to file or attend a hearing

Senior and Retiree Benefits

Colorado offers the **Senior Property Tax Exemption** for qualifying homeowners:

• **Age requirement**: 65 or older
• **Residency**: Must have owned and occupied the property for 10 continuous years
• **Benefit**: 50% of the first $200,000 of actual value is exempt from property tax
• **Application**: Must apply through your county Assessor's office

This exemption can save qualifying seniors $500–$1,000+ annually depending on their property value and local mill levy rates.

Additionally, Colorado's **Property Tax/Rent/Heat Credit (PTC)** rebate program provides property tax relief for qualifying low-income seniors and disabled individuals.

Frequently Asked Questions

Can I still appeal my 2023 assessment in 2024 or 2025? The formal protest deadline for the 2023 reassessment has passed. However, if your property is reassessed in 2025 (the next reassessment year), you can appeal the new valuation. Between reassessment years, you can request a correction only if the Assessor made a factual error.

How did the Gallagher Amendment repeal affect my taxes? The repeal removed the automatic adjustment that lowered the residential assessment rate when values rose. This means residential property taxes can increase more rapidly than they could under the old system. The practical impact has been a significant acceleration in residential tax growth since 2021.

Is it worth hiring a property tax representative in Colorado? For properties assessed above $400,000, a representative who works on contingency (typically 30–40% of first-year savings) can be cost-effective. They bring experience with comparable data and the hearing process. For lower-value properties, self-representation is typically sufficient.

What if my home's value has actually gone down since 2022? This is strong evidence for an appeal. Gather recent comparable sales (from after June 2022) showing prices below your assessed value, and present them at your hearing. The Assessor's valuation should reflect current market conditions, not historical peaks.

---

[Get Your Free Savings Report for Denver](/start)

**Related**: [Denver Home Insurance Guide](/guides/denver/home-insurance-savings) | [Denver Flood Insurance Guide](/guides/denver/flood-insurance-savings) | [Back to Denver Hub](/guides/denver)

Get early access

We're expanding our partner network here. Join the early-access list — typical activation within 30 days.