How is my property value determined?
Values are most often determined by comparing your property with properties that are similar in location, design, size, age, and amenities, and which sold in the base period of about six months previous. This is known as the Sales Comparison Approach. The values for your residential property are available from our office and will be included in your Notice of Value, which is mailed to you on May 1 of the odd-numbered years.
How are property taxes calculated?
Actual value multiplied by the assessment rate multiplied by the mill levy divided by 1000 equals tax dollars. For 2021, the residential assessment rate is 7.15%. The assessment rate for all other property, including vacant land is 29%. ( For example: $150,000 (actual value) x 7.15% (residential assessment rate) x 70(mill levy) ü by 1000 = $750.75 (tax dollars).
Who sets the mill levy?
Each individual taxing authority such as school, county, city, fire district, water, and sanitation district, and recreation district. These authorities provide services to you and are listed on your last tax notice.
Can you appeal your property taxes to the Assessor?
No. You may only appeal your property’s actual value or classification. Objections to the level of taxation have to be taken to the taxing authorities (see question above). Colorado provides tax deferrals and rebates for some seniors. For information on these programs, call 970-264-5656 and ask for a brochure.
Doesn’t the Tabor Amendment for 1992 prevent my taxes from rising?
No. The Tabor Amendment (Amendment 1 of 1992) controls the amount that the State and local governments can collect and spend. It does not limit the rate of increase of an individual tax bill.
Why don’t all property values increase or decrease by the same percentage?
Each property is revalued to a June 30, previous year value regardless of the percentage change. Some people think the previous values are simply multiplied by an inflation factor, but in a reappraisal, all the data from the relevant time frame is used, along with the latest mass appraisal techniques.
If I do not agree with the actual value, what steps should I take?
You may come into the office during May to speak with an appraiser about your value. Or, you may write a letter; it must be postmarked by May 29. It is important to remember that if you choose to appeal the Assessor’s value, you should provide pertinent information supporting your estimated value. If you appoint an agent to act on your behalf, that person needs your written authorization.
I’m not sure if I should appeal or not. How can I find out the sale prices of properties in my neighborhood for the 18-month period prior to June 30, of the current year?
You can get the information you need by searching for residential property with our online database, or by using the customer service terminals at the County Courthouse.
What happens after I appeal?
The Assessor’s Office will review all appeals and respond by letter by the end of June. In some cases, the Assessor’s Office might need to make a physical inspection of the property. They will make every effort to do this during the month of June. If you are dissatisfied with the Assessor’s response, you may appeal to the County Board of Equalization.
What do the codes mean on the parcel report?
|AFFID & DEATH CERT
|BILL OF SALE
|CORPORATE DEED TC
|CORPORATE DEED JT
|CERTIFICATE OF PURCHASE
|DEED OF TRUST
|HIGHWAY ACCESS PERMIT
|POWER OF ATTORNEY
|PERSONAL REP DEED
|PUBLIC TRUSTEES DEED
|QUIT CLAIM JOINT TEN
|RIGHT OF WAY
|SPECIAL WARRANTY JT
|SPECIAL WARRANTY DEED
|WARRANTY DEED TC
|WARRANTY DEED JT
How are parcel numbers assigned?
|Township – A territorial division of land established by federal survey, typically being six miles square and containing thirty six sections, each one mile square.
|Section – A division or parcel of land on a government survey, typically one mile square (640 acres.)
|Quarter Section – One quarter section, commonly called a quarter, containing 160 acres.
|Random generated numbers
This information is a public service of Jim Smith Realty, Pagosa Springs, CO. We make every effort to assure that the information on this web site is current and accurate. However, before making important property related decisions, contact the Archuleta County Assessor’s Office for complete up-to-date information.