Notice of Value to be mailed, housing market levels off
The overall housing market in Larimer County has experienced a leveling off for the 2025 reappraisal, and most homeowners will see values fluctuate from a 6% increase to a 6% decrease since the last appraisal.
Larimer County Assessor Bob Overbeck advises that residential property owners review their Notice of Value, or NOV statement mailed this week, to verify that their property characteristics are accurately reflected in the valuation. Manufactured housing rose 47% county-wide to a median value of $39,000. The overall median home value in Larimer County fell nearly 1% to $550,600, with median home values in Larimer County by Town and City:
| City/Town | Media Home Price |
|---|---|
| Fort Collins | $567,000 |
| Loveland | $497,000 |
| Berthoud | $592,000 |
| Estes Park | $672,000 |
| Timnath | $667,000 |
| Red Feather Lakes | $387,000 |
| Johnstown | $539,000 |
| Wellington | $471,000 |
| Windsor | $824,000 |
| Livermore | $524,000 |
| Bellevue | $528,000 |
| Glen Haven | $521,000 |
Property owners can contest their property assessment if they see any incorrect characteristics contained in the NOV statement.
Appeals will be heard from May 1, 2025, to June 9, 2025, by mail, in person, using the assessor's online portal, the Assessor Drop Box in Fort Collins at 200 W. Oak Street, or by scheduling an appointment via Zoom. The county assessor’s staff will also be able to receive appeals at the Larimer County Loveland Campus from May 19 to June 9, 2025, at 200 Peridot Ave., Loveland.
Under new Colorado state law, property owners who contest their assessment will receive a Notice of Determination [NOD] on Aug. 15, 2025, instead of the normal June 30 deadline.
Larimer County Assessor Bob Overbeck said, “Despite the slowdown in real estate sales and stable housing prices, there continues to be a consistent demand for residents to live near Larimer County’s scenic parks, close to schools, trails, open spaces, and Rocky Mountain National Park.”
Over the past few years, higher interest rates have curbed prices compared with the low mortgage rates that fueled the sharp price increases in 2023. The federal tariffs on lumber, construction materials, and appliances are not a factor in this year’s reappraisal.
The Larimer County Assessor is committed to transparency and is required to use market sales and data in a model to value single-family properties in the county.
The county’s residential modeling report is innovative for Larimer County, since in addition to using sales data, it uses market trends, property characteristics, and property features following the best practices in the assessment industry. For the first time, the Larimer County Assessor’s Office will post the residential model report during the protest period. The report is located at https://www.larimer.gov/assessor/forms.
Larimer County property owners can also view the Larimer County Assessor Value Change Heat Map that shows property value changes, including manufactured housing, for 2025 by clicking on the Larimer County Assessor 2025 Value Change Heat Map. Larimer County developed the innovative heat map to increase transparency so users can view their property value changes and other county locations.
Property owners with questions can contact the Larimer County Assessor.
