Homeowners

Property Tax Formula

Property tax is based on the following formula:

  • Appraised value of your home

But what is each of these values and how are they established?

The appraised value of a home (also known as the current or actual value) is determined by the Assessor's Office based on sales activity for a given period of time.  (Note: for 2017 and 2018, the current value will be based on sales through June 30, 2016).  Since property values change, the Assessor's Office must, by law, re-establish a home's appraised value every two years.

Assessment Ratio & Gallagher Amendment

Colorado law effectively gives residential properties a break every two years through what is known as the Gallagher Amendment.  Under this amendment, the assessment ratio of residential properties drops as residential values in the state increase.  In 2003, the assessment ratio on residential property dropped from 9.15% to 7.96%, and in 2017, the rate dropped from 7.96% to 7.2%.

What does that mean to you as a property owner and taxpayer?

Simply stated, it means that even though the appraised value of your home may increase, your property tax bill may not necessarily follow.  The video below explains the Gallagher Amendment:


The residential assessment ratio is 7.2%, but the assessment ratio for all other properties is 29% (except oil and gas, which is assessed at 87.5% of the actual value of production).  Notably, in 2008, oil and gas production and equipment represented nearly 55% of La Plata County's total 2008 property taxes levied.

Discovery of Property

This is the process of using data sources, field work, and permits to ensure that all taxable property that is assessable, as of January 1st of each year, is valued with a correct inventory for the applicable tax year, 39-1-105.  Please contact the appropriate building or planning department in the city, or if in a rural area, the county about the permitting process.

Listing

This is the process of correctly maintaining the ownership of taxable properties in order that the correct bill is sent to the proper person.  This includes reading and interpreting recorded documents and plats and being available to correct mailing addresses authorized by deed or the owners of property.

Value

The Assessor's Office Appraisal staff determines the appraised value of personal and real property in La Plata County for taxation purposes.  To be qualified to make these assessments, County Appraisers must have at least two years' experience, attain a minimum of 90 hours of specialized training and undertake 34 hours of continuing education every three years to maintain certification as a "licensed appraiser".  Some Assessor's Office staff possesses the high classification of "certified general appraiser", which requires 180 hours of classroom training and a minimum of 2.5 years' experience as an appraiser.

Manufactured Homes

Manufactured homes are subject to property taxation as if they were real property.
Find specific information regarding buying and selling, permanently affixing to land, relocating and destroying manufactured homes here.

Property Tax Exemptions

The Colorado Constitution establishes a property tax exemption for senior citizens, surviving spouses of senior citizens, and disabled veterans.  Select below for qualifications and how to apply:
Senior Exemption
Disabled Veteran Exemption

Personal Information on the Internet

Law enforcement officials, victims of domestic violence, sexual assault and stalking may have their personal information made unavailable on the internet.  For more information click here.

Appeals

Protest

Anyone who disagrees with changes in the actual value of real property can object or file a protest with the Assessor in may.  For more information click here.

Abatement

A property owner or the owner's agent may file an abatement petition with the County to officially request an abatement of taxes due or a refund of taxes paid.  The term abatement is frequently used to refer to both abatement and refund because the abatement petition is used under both circumstances.

This appeal process is similar to a protest filed during May, but can take many months to complete.  For more information click here.

Real Property Abatement Questionnaire

Conjunctive Use

A vacant parcel of land, under common ownership, that is contiguous and used as an integral part of a residence, may be classified as residential property.  Answering the following questions will help the Assessor's Office make a determination.  Please answer the questions as completely as possible.
Conjunctive Use Questionnaire

Resources

Mailing Address Change Request
Peace Officer Information Sheet
Slideshow Presentation "Property Taxes Are They Out of Your Control?"
Property Valuation and Taxes 2017
Property Records Search
Residential Sales