Arapahoe County Property Tax Appeal, Colorado

Travis Bunn·Updated July 24, 2026

Watch: How to appeal your property taxes in Arapahoe County

Arapahoe County is Colorado's third-most populous county with approximately 656,000 residents as of 2023, stretching from the Denver Metro Area to the Great Plains. The county seat is Littleton, while Aurora is the largest city, with other notable communities including Centennial, Englewood, and Greenwood Village. With a median home value of approximately $516,000 and an effective tax rate of 0.55%, Arapahoe County homeowners pay a median annual tax bill of $2,971, which is above the national median of $2,400 but below the national effective rate of 1.02%. Property tax appeals matter here because even modest assessment corrections can save homeowners hundreds or thousands of dollars annually, and the county's biennial reassessment cycle means values can shift significantly between cycles.

Notable cities: Aurora, Littleton, Centennial, Englewood, Greenwood Village

Median Home

$516,000

Tax Rate

0.55%

Annual Tax

$2,971

Population

656,000

On the typical Arapahoe County home, valued near $516,000 at the county’s effective tax rate of 0.55%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: June 8, 2026

This year's appeal window has passed in most of Colorado. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

The appeal window for tax year 2026 is May 1 through June 8, 2026. Your protest must be either postmarked or received by the Assessor's Office no later than June 8. After this date, your right to protest the tax year 2026 valuation is lost. If you disagree with the Assessor's determination, you must appeal to the County Board of Equalization by July 15, 2026.

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Colorado homes beneath snow-covered mountains. Arapahoe County appeal guide.

How Arapahoe County Assesses Property

6.25%of market value

Assessed by: Arapahoe County Assessor's Office

Assessment cycle: biennial

Notices typically mailed: May 1

In Arapahoe County, your property tax is based on two values: actual (market) value and assessed value. Colorado uses a split assessment system for 2026: residential property is assessed at 6.25% for local government taxes and 7.05% for school taxes. For example, if your home's market value is $516,000 (the county median), your assessed value would be $32,250 for local government (at 6.25%) and $36,378 for schools (at 7.05%). With a 10% reduction on the first $700,000 applied to the local government portion, your effective local assessed value drops to $29,250. At the county's median effective rate of 0.55%, this translates to approximately $2,840 in annual property taxes.

The Appeal Process

Appeals are heard by the County Board of Equalization. Board of Equalization hearings are formal proceedings where you present your evidence to a panel. The Assessor's Office will also present their case for the valuation. Decisions are typically mailed in early November.

Review your Notice of Valuation mailed in early May 2026 and verify all property details (square footage, bedrooms, bathrooms, year built) for accuracy.

Gather supporting evidence including comparable sales from July 1, 2023 to June 30, 2024, photos of property condition issues, repair estimates, and any documentation showing your home's market value is lower than the assessed value.

File your appeal online at co-arapahoe-ptoc.publicaccessnow.com, by mail, fax, or in person no later than June 8, 2026. Include your estimated property value as of June 30, 2024, and attach all supporting documentation.

The Assessor's Office will review your evidence and mail a Notice of Determination by June 30, 2026. Many appeals are resolved at this informal level without needing a formal hearing.

If you disagree with the Assessor's determination, file a written appeal with the Arapahoe County Board of Equalization by July 15, 2026. The Board will schedule a formal hearing where you present your evidence.

If the Board of Equalization's decision is unfavorable, you have three options within 30 days of the decision letter: file an appeal with the Colorado State Board of Assessment Appeals, file a petition with Arapahoe County District Court, or notify the Board of intent to pursue arbitration.

The State Board of Assessment Appeals or District Court provides a final level of review. District Court appeals require filing fees and follow formal legal procedures.

Required form: Real Property Appeal Form (available online) or written letter of protest

Filing Methods

online:https://co-arapahoe-ptoc.publicaccessnow.com - Residential property appeals can be filed electronically from May 1-June 8, 2026

mail:Littleton: Attn: Assessor's Office, 5334 S Prince St., Littleton, CO 80120 OR Aurora: Attn: Assessor's Office, 15400 E 14th Pl., Ste 500, Aurora, CO 80011

fax:Littleton office: 303-797-1295 OR Aurora office: 303-636-1380

in-person:Visit either office location during business hours (8:00 AM - 4:00 PM, Monday-Friday). Appointments strongly encouraged by calling 303-795-4600.

Evidence to Bring

Comparable sales from July 1, 2023 to June 30, 2024Photos showing property condition or defectsRecent appraisal reportsRepair estimates for needed workDocumentation of property characteristicsSales data for similar properties in your neighborhood

Arapahoe County Assessor Contact

Arapahoe County Assessor's Office

Phone: 303-795-4600

Address: 5334 S. Prince Street, Littleton, CO 80120

Website: https://www.arapahoeco.gov/assessor

Online Portal: https://co-arapahoe-ptoc.publicaccessnow.com

Hours: Monday-Friday 8:00 AM - 4:00 PM (walk-ins welcome, appointments recommended)

Tax Exemptions in Arapahoe County

Senior Property Tax Homestead Exemption

50% of first $200,000 of actual value

Qualifying seniors receive a 50% exemption on the first $200,000 of actual value of their primary residence, potentially saving over $500 annually.

Eligibility: Must be 65 years or older as of January 1, owned and occupied the home as primary residence for at least 10 consecutive years prior to January 1 of the application yearDeadline: July 15

Disabled Veteran Property Tax Exemption

50% of first $200,000 of actual value

Qualified disabled veterans receive a 50% exemption on the first $200,000 of actual value for their primary residence. The state reimburses counties for the exempted amount.

Eligibility: Veterans with a service-connected disability rated by the VA as 100% permanent disability or granted individual unemployability status. Must own and occupy the property as primary residence.Deadline: July 1

Surviving Spouse Exemption

50% of first $200,000 of actual value

Available to surviving spouses of senior citizens or disabled veterans who previously received the exemption and have not remarried.

Eligibility: Must be the surviving spouse of a qualifying senior or disabled veteran who previously received the exemption, own and occupy the property, and not have remarriedDeadline: July 15 (for senior surviving spouse) or July 1 (for disabled veteran surviving spouse)

Arapahoe County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Arapahoe County for 2026?

The deadline to file a property tax appeal in Arapahoe County for tax year 2026 is June 8, 2026. The appeal window opens May 1, 2026, and your protest must be either postmarked or received by the Assessor's Office no later than June 8. After June 8, your right to protest is permanently lost for that tax year. If you disagree with the Assessor's determination after your initial protest, you have until July 15, 2026, to appeal to the County Board of Equalization. It's critical to file early and not wait until the last day.

How do I file a property tax appeal online in Arapahoe County?

Arapahoe County offers online filing for residential property appeals through their portal at https://co-arapahoe-ptoc.publicaccessnow.com. The online system is available from May 1 through June 8, 2026. You'll need your property's schedule number (found on your Notice of Valuation), your estimated property value as of June 30, 2024, and supporting documentation such as comparable sales. The online portal allows you to upload photos, sales data, and other evidence directly. For non-residential properties like commercial, agricultural, or apartment buildings, appeals must be submitted by mail or fax rather than online.

What is the senior property tax exemption worth in Arapahoe County?

The Senior Property Tax Homestead Exemption in Arapahoe County exempts 50% of the first $200,000 of your home's actual value, which can save qualifying homeowners $500 to $700+ annually depending on local mill levies. For example, on a $400,000 home, the exemption reduces the taxable value by $100,000. To qualify, you must be 65 or older as of January 1, and have owned and occupied your home as your primary residence for at least 10 consecutive years. The application deadline is July 15, and once approved, the exemption automatically renews each year without reapplying.

What happens at an Arapahoe County Board of Equalization hearing?

If you appeal the Assessor's determination to the County Board of Equalization, you'll attend a formal hearing where you present your evidence to a panel of commissioners. You'll have the opportunity to explain why you believe your property value is incorrect, present comparable sales, show photos, and submit appraisals or other documentation. The Assessor's Office will also present their case defending the valuation. Board hearings typically occur in August and September 2026, and decision letters are mailed by early November. The hearing is your opportunity to make a complete record, so bring all relevant evidence and be prepared to answer questions about your property.

How much can I save by appealing my property taxes in Arapahoe County?

The savings from a successful property tax appeal in Arapahoe County depend on how much your assessed value is reduced and your local mill levy. For example, if you successfully reduce your home's market value from $550,000 to $500,000 (a $50,000 reduction), and the effective tax rate is 0.55%, you would save approximately $275 per year. Over a two-year assessment cycle, that's $550 in savings. Appeals based on comparable sales data showing your home is overvalued by 10% or more tend to be most successful. Even modest reductions add up, especially since the corrected value applies for two years until the next reassessment.

What evidence do I need for an Arapahoe County property tax appeal?

The strongest evidence for an Arapahoe County property tax appeal includes comparable sales of similar homes that sold between July 1, 2023, and June 30, 2024. Look for homes in your neighborhood with similar square footage, age, condition, and features that sold for less than your assessed value. Also gather photos documenting any property condition issues, deferred maintenance, or needed repairs. Professional appraisals dated close to June 30, 2024, carry significant weight. Written repair estimates from licensed contractors help document specific defects. The Assessor's Office provides a comparable sales sheet on the back of your Notice of Valuation showing properties they used; you can use this as a starting point to find better comparables.

Can I appeal my Arapahoe County property taxes if I just bought my home?

Yes, you can appeal even if you recently purchased your home, and a recent purchase price can be strong evidence if you bought near the June 30, 2024, appraisal date. If you purchased your home for significantly less than the assessed value and the sale was an arm's-length transaction (not between family members or under distress), this is compelling evidence that the assessed value is too high. However, sales that occurred after June 30, 2024, cannot be considered for the 2026 assessment. You'll need to file by June 8, 2026, and provide your closing statement and any other evidence showing the assessed value doesn't reflect true market value as of mid-2024.

What is the difference between market value and assessed value in Arapahoe County?

In Arapahoe County, your property's market value (also called actual value) is what your home would sell for on the open market as of June 30, 2024. The assessed value is calculated by applying Colorado's split assessment rates to your market value: 6.25% for local government taxes and 7.05% for school taxes. For a $500,000 home, the local government assessed value would be $31,250 and the school assessed value would be $35,250. Starting in 2026, there's also a 10% reduction on the first $700,000 of actual value for the local government portion. Your annual property tax is calculated by multiplying these assessed values by the mill levies for your specific tax district.

Official Resources

Arapahoe County Assessor Official Website →

Access property records, assessment information, exemption applications, and appeal forms directly from the county assessor's office.

Arapahoe County Online Property Tax Appeal Portal →

File your residential property tax appeal electronically, check appeal status, and submit supporting documentation online.

Arapahoe County Property Search Tool →

Look up property values, view assessment history, find comparable sales, and access detailed property characteristics for any parcel in the county.

Colorado Division of Property Taxation →

State-level property tax resources, exemption program details, assessment rate information, and guidance on appeals beyond the county level.

For state-wide appeal information including Colorado's assessment ratio and deadlines, see our Colorado Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Colorado Counties

Adams County (Brighton)Boulder County (Boulder)Denver County (Denver)Douglas County (Castle Rock)Eagle County (Eagle)El Paso County (Colorado Springs)

← All Colorado property tax appeal info

Sources: https://www.arapahoeco.gov/your_county/county_departments/assessor/appeals/appealing_real_property_valuation.php | https://co-arapahoe-ptoc.publicaccessnow.com | https://www.arapahoeco.gov/your_county/county_departments/assessor/senior_veteran_tax_exemptions/senior_citizen_property_tax_exemption.php | https://www.ownwell.com/trends/colorado/arapahoe-county | https://dpt.colorado.gov

Last verified: 2026-07-24