Assessor Frequently Asked Questions

FAQs

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  1. How can I protest my property value?

    2025 is a reappraisal year and Notices of Valuation (NOV) will be mailed on or before May 1, 2025 to all property owners. NOVs will be available online as of May 1.

    Beginning May 1 and through June 9, property owners can file their protest via:

    • U.S. mail
    • Our Online tool (takes 15 minutes or less!)
    • In-person
    • By scheduling a phone or in-person appointment
    • By FAX at 970-498-7070
    • Secure outdoor drop box located at the southwest entrance at 200 W Oak Street
  2. How are property taxes calculated?

    Property tax assessments are determined in compliance with the stipulations outlined in House Bill HB24B-1001.

    For more information see the "Understanding Property Taxes in Colorado" document, provided by the Department of Property Taxation (DPT).

  3. Who sets the assessment rate?

    Property tax assessment rates are determined in compliance with the stipulations outlined in House Bill HB24B-1001.

    For more information, see all assessment rates in the "Property Classes and Subclasses 2025" document. The state will update Assessors in September 2025 on Residential Assessment rates.

  4. How is my property value determined?

    All real property in Colorado is reappraised on a two-year cycle, in odd-numbered years. The actual value assigned to residential properties in 2025 and 2026 is based on market values as of June 30, 2024, as defined by sales of residential property in the 24-month period from July 1, 2022, to June 30, 2024. All sales are trended to the end of the data collection period.

  5. How does a mass appraisal model value my property?

    The assessor’s office maintains a database of characteristics for all properties in the county. Examples of these characteristics include location, living area square footage, basement square footage (finished and non), style, quality, garage square footage, lot features, etc. 

    The mass appraisal model combines this data with recent sales data to establish the relevance and value contribution of each characteristic. The final relationship of value to characteristics, known as a prediction equation, is applied to both sold and unsold properties to estimate market values. 

    See our Impacts on Residential Values page for more information regarding which characteristics affect value.

  6. Are foreclosure sales considered?

    Foreclosures represent the transfer of the property ownership to the lender due to loan default. These transactions do not give evidence of market value; typically representing the amount of the lien held by the lender, not the entire property value. In some cases, the lien amount may be more than the value of the property. These transactions are excluded from the Assessor's analysis.

    However, re-sale of foreclosure properties is considered. Unless the condition of the property at the time of sale indicates otherwise, these sales are deemed to be arm's length transactions and are used by the Assessor in the valuation process.

  7. How is actual square footage determined?

    The Assessor's Office uses exterior measurements of homes and buildings. This may cause the Assessor's estimate of square footage to differ from that estimated by the builder or realtor since they frequently use interior measurements. The valuation procedures used by the Assessor are adjusted to account for the use of exterior measurements, which helps to assure correct values.

  8. What is a "Sales Study Period"?

    According to Colorado Statute, the Assessor is required to gather and confirm sales within a time period of no less than eighteen-months ending on the June 30th of the year prior to a re-appraisal year, time adjusting each sale to the June 30th ending date. This data-gathering period is referred to as the Sales Study Period. For the 2025 and 2026 reappraisal, Larimer County will use 24 months of data for Residential property. This sales study period extends from July 1, 2022 through June 30, 2024. For vacant or commercial property, the county uses 60 months of data. This period extends from July 1, 2019 through June 30, 2024.

  9. How can I verify the value on my property?

    Market (sales) information is currently available online for the entire 60-month period, (from July 1, 2019 to June 30, 2024). Local real estate offices may be able to provide sales information.

  10. What is a "Time Adjusted Sales Price" or "TASP"?

    In accordance with Colorado statute, market data is analyzed during the reappraisal cycle to determine property values. This analysis includes quantifying the trends or market changes that affect value during the study period. 

    Each sale within the study period has its sales price adjusted to account for the market changes that occurred between the time of sale and the appraisal date (i.e., the end of the study period). This time adjusted sales price (TASP) reflects what the subject property likely would have sold for as of the appraisal date. TASP is a key component of the mass appraisal model.

  11. Can I appeal my property taxes to the assessor?

    The level of taxation is determined by taxing authorities, not the Assessor. You can appeal your property's actual value or classification to the Assessor.

    Because your property's value is an important figure in the property tax equation, a different value or classification can have an effect on your property taxes. Questions about the level of taxation are to be directed to the taxing authorities (cites, county, fire district, etc).

  12. Where can I find information about property tax exemptions for senior homeowners, disabled veterans and Gold Star Spouses?

    Tax exemption application and instructions are available here for Senior Homeowners, Disabled Veterans, & Gold Star Spouses.

  13. How do I convert my mobile home to real property?

    See these instructions regarding the conversion.

  14. How do I get my land(s) classified as agriculture?

    If you have considered that your property may qualify for classification as agriculture property, please review the Agriculture Land information and Application for Agricultural Classification of Lands. Complete the application and provide supporting documentation and mail to the Larimer County Assessor's Office at 200 W Oak St, P.O. Box 1190, Fort Collins, CO 80522.

  15. Where can I find more information about state statutes and guidelines for assessors?

    Much of what your county assessor does is mandated at the state level. The Colorado Department of Property Taxation works with your state legislative committees to help develop the Assessors' Reference Library (ARL). This is a series of three manuals and a statutory index that addresses Colorado property assessment.

Bob Overbeck, Larimer County Assessor

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200 W. Oak Street, 2nd Floor
PO Box 1190
Fort Collins, CO 80522
Phone: (970) 498-7050
Hours:  Monday - Friday 8:00am - 4:30pm
Email: Overbebc@larimer.org