Larimer County Property Tax Appeal, Colorado

Rob Hartley·Updated May 15, 2026

Larimer County, located in northern Colorado along the Front Range, has Fort Collins as its county seat and is home to major population centers including Loveland, Windsor, Estes Park, Timnath, and Wellington. With a median home price of $551,300 and a median annual tax bill of $3,054 , property tax appeals matter here because Larimer County's median effective tax rate is lower than the Colorado median tax rate of 0.50%, while the county's median tax bill of $3,054 is $654 higher than the national median tax bill of $2,400 . The median Larimer County effective property tax rate is 0.56%, significantly lower than the national median of 1.02% , but rapidly rising home values mean even small assessment errors can cost homeowners hundreds annually. Median tax bills also vary by city, from $1,423 in Jelm to $6,560 in Timnath , making local appeals especially valuable in higher-tax communities.

Notable cities: Fort Collins, Loveland, Windsor, Estes Park, Timnath, Wellington

Median Home

$551,300

Tax Rate

0.56%

Annual Tax

$3,054

On the typical Larimer County home, valued near $551,300 at the county’s effective tax rate of 0.56%, 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

The deadline for all property owners to appeal their valuations is June 8, 2026. Late protests will not be accepted. 2026 is an 'intervening year' in Colorado. NOVs are typically only mailed if there is a change in value or classification. Beginning May 1 and through June 8 of this year, property owners can file their protest.

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Property in Larimer County, Colorado, local tax assessment and appeal guide

How Larimer County Assesses Property

6.7%of market value

Assessed by: Larimer County Assessor's Office

Assessment cycle: biennial

Notices typically mailed: May (by mid-May)

Colorado assesses residential property based on actual (market) value, then applies the residential assessment ratio to determine the taxable assessed value. 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. For example, if your Larimer County home is valued at the county median of $551,300, at Colorado's 6.7% residential assessment ratio your assessed value would be approximately $36,937, resulting in roughly $3,054 in annual taxes at the county's effective rate of 0.56%.

The Appeal Process

Appeals are heard by the County Board of Equalization. The Board of County Commissioners sits as the County Board of Equalization (CBOE) and appoints independent referees each summer to hear taxpayers' appeals of the Assessor's valuation of real and personal property to ensure property owners receive a fair and equalized assessment. CBOE referee decisions are submitted to the Board of County Commissioners for consideration and mailed to taxpayers within two (2) weeks of the CBOE hearing.

Step 1: Review your 2026 Notice of Valuation (NOV) when it arrives by mid-May to verify the actual value, property characteristics, and classification listed by the Assessor.

Step 2: Gather evidence supporting a lower value — comparable sales from the July 1, 2022 to June 30, 2024 study period, photos of property condition issues, and any errors in square footage or features on your property record.

Step 3: Complete the 2026 Real Property Protest Form and file it with the Larimer County Assessor by June 8, 2026 — online, by mail (postmarked by deadline), in person at 200 W Oak St, or at the temporary Loveland location.

Step 4: Participate in the Assessor's informal review — you may schedule a phone or in-person consultation with an appraiser. The Assessor will mail a Notice of Determination (NOD) by late August.

Step 5: If unsatisfied with the NOD, file an appeal with the Larimer County Board of Equalization (CBOE), where independent referees hear taxpayer appeals; decisions are mailed within two weeks of the hearing.

Step 6: If still unsatisfied after the CBOE decision, choose one of three next-level options within 30 days: the state Board of Assessment Appeals (BAA), the 8th Judicial District Court, or binding arbitration ($150 filing fee for residential).

Required form: 2026 Real Property Protest Form (available from the Larimer County Assessor)

Filing Methods

online:https://www.larimer.gov/assessor — use the online appeal portal during the May 1 – June 8 window

mail:Larimer County Assessor, P.O. Box 1190, Fort Collins, CO 80522 (must be postmarked on or before June 8, 2026)

in-person:Assessor's Office, 200 W Oak St, 2nd Floor, Fort Collins; or temporary Loveland location at 200 Peridot Ave (May 18–29 only, except Memorial Day)

email/fax/drop-box:Download the 2026 Real Property Protest form, complete and sign, then email, fax, or drop off at the secure Drop Box at 200 W Oak St (south entrance)

Evidence to Bring

Comparable sales from July 1, 2022 – June 30, 2024 (the official sales study period)Photos documenting property condition, deferred maintenance, or defectsIndependent appraisal or broker price opinion (if available)Corrections to property record card errors (square footage, bed/bath count, lot features)Repair estimates for needed work

Larimer County Assessor Contact

Larimer County Assessor's Office

Phone: (970) 498-7050

Address: 200 W. Oak Street, 2nd Floor, P.O. Box 1190, Fort Collins, CO 80522

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

Online Portal: https://www.larimer.gov/assessor

Hours: Monday – Friday, 8:00am – 4:30pm

Tax Exemptions in Larimer County

Senior Citizen Homestead Exemption

50% of the first $200,000 of actual value (typically saves $700–$1,000/year)

For those who qualify, 50 percent of the first $200,000 in actual value of the primary residence is exempt from property tax. The State of Colorado pays the property taxes on the exempted value.

Eligibility: At least 65 years of age prior to January 1 of the year of application, and owned their home for at least 10 consecutive years prior to January 1 Deadline: July 15 annually

Veteran with a Disability Property Tax Exemption

50% of the first $200,000 of actual value

Same 50% / first $200,000 actual value benefit for qualifying disabled veterans. Available to property owners who sustained a service-connected disability while serving on active duty in the Armed Forces of the United States, and were rated by the United States Department of Veteran Affairs as one hundred percent 'permanent and total' disabled, or who have unemployability determination.

Eligibility: 100% permanent and total service-connected disabled veterans (or with VA unemployability determination)Deadline: July 1 annually

Gold Star Spouse Exemption

50% of the first $200,000 of actual value

Property tax exemption for surviving spouses of qualifying service members who died in the line of duty, providing the same 50% / first $200,000 actual value benefit.

Eligibility: Surviving spouse of a qualifying U.S. Armed Forces service member who died in the line of dutyDeadline: July 1 annually

Senior & Disabled Veteran Property Tax Deferral

Defers all or part of annual property tax owed

State program allowing eligible seniors, disabled veterans, and active military to defer payment of property taxes; the state pays the taxes and places a lien on the property with interest tied to the 10-year Treasury rate.

Eligibility: Seniors 65+, active military, or qualifying disabled veteransDeadline: April 1 annually

Larimer 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 Larimer County for 2026?

The deadline for all property owners to appeal their valuations is June 8, 2026. Late protests will not be accepted. Property owners can file beginning May 1, 2026, when the appeal window opens. Mailed protests must be postmarked on or before June 8, 2026. Because 2026 is an intervening (non-reappraisal) year in Colorado, Notices of Valuation are typically mailed only to owners whose value or classification changed — but you can still appeal regardless of whether you received a notice.

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

You can file your protest through the online appeal portal at https://www.larimer.gov/assessor during the May 1 – June 8, 2026 window. If you have any issues submitting your appeal through the online portal, you can email the Assessor's Office . Alternatively, you can download the 2026 Real Property Protest form, complete and sign it, then email, fax, or drop it off at the secure Drop Box at 200 W Oak St (south entrance). The online portal is the fastest method and provides instant confirmation that your appeal was received.

What is the senior homestead exemption worth in Larimer County?

For those who qualify, 50 percent of the first $200,000 in actual value of the primary residence is exempt from property tax. The State of Colorado pays the property taxes on the exempted value. To qualify, you must be at least 65 years old by January 1 of the application year and have owned and occupied your home for at least 10 consecutive years. This typically saves Larimer County seniors $700–$1,000 per year, and once approved the exemption continues automatically until a disqualifying event occurs.

What happens at a Larimer County Board of Equalization hearing?

Pursuant to Colorado Revised Statute 39-8-101, the Board of County Commissioners sits as the County Board of Equalization (CBOE) and appoints independent referees each summer to hear taxpayers' appeals of the Assessor's valuation of real and personal property to ensure property owners receive a fair and equalized assessment. You present your evidence — comparable sales, photos, condition issues — and the Assessor's Office presents its valuation analysis. The referee makes a recommendation that goes to the Board of County Commissioners. CBOE referee decisions are submitted to the Board of County Commissioners for consideration and mailed to taxpayers within two (2) weeks of the CBOE hearing.

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

Savings depend on how much your assessment is reduced. With Larimer County's median tax bill of $3,054 and an effective tax rate of 0.56%, a 10% reduction in assessed value on a median-priced home would save roughly $305 per year. Higher-value homes in places like Timnath, where the median tax bill reaches $6,560 , could save $650+ annually with a similar reduction. Because property values are reassessed every two years in Colorado, a successful appeal can lock in lower taxes for the remainder of the cycle.

What evidence do I need for a Larimer County property tax appeal?

The strongest evidence is comparable sales from the 24-month sales study period that extends from July 1, 2022 through June 30, 2024 , since this is the data window the Assessor is required to use. You should also bring photos documenting any condition issues (foundation problems, outdated systems, water damage), repair estimates, and any corrections to errors on your property record card such as wrong square footage, bedroom count, or lot features. An independent appraisal or broker price opinion can also strengthen your case. Sales after June 30, 2024 generally cannot be used because they fall outside the statutory study period.

What if I disagree with the Larimer County Assessor's decision on my appeal?

After reviewing your appeal, the Assessor will mail a Notice of Determination (NOD). If you do not agree with the Assessor's determination, you can choose to continue the process with the County Board of Equalization (CBOE). The next potential step after CBOE is one of three options: state board of appeals (BAA), district court, or arbitration. The fee to file a Petition for Arbitration for residential is $150, which may be refunded in part or whole depending on the outcome of the hearing. The request for arbitration must be made within 30 days from the postmarked date of the decision letter.

Why did my Larimer County property value go up so much in 2025-2026?

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. This study period captured a stretch when Front Range home prices were still climbing rapidly, so many homeowners saw significant value increases. The time adjusted sales price (TASP) reflects what the subject property likely would have sold for as of the appraisal date , which the Assessor's mass appraisal model applies countywide. If you believe local conditions or your specific property warrant a lower value, the June 8, 2026 appeal deadline is your opportunity to challenge it.

Official Resources

Larimer County Assessor's Office →

Official Larimer County Assessor website with the 2026 Real Property Protest form, online appeal portal, property search, and valuation information.

Larimer County Board of County Commissioners – Property Valuation Appeals →

Information on the County Board of Equalization (CBOE) process, arbitration rules, district court options, and how to escalate after a Notice of Determination.

Larimer County Assessor – Senior, Veteran & Gold Star Spouse Exemptions →

Application forms and eligibility requirements for the Senior Citizen, Disabled Veteran, and Gold Star Spouse property tax exemptions.

Colorado Division of Property Taxation →

Colorado Department of Local Affairs state-level property tax resources, Assessors' Reference Library, and statewide guidance on appeals.

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)Arapahoe County (Littleton)Boulder County (Boulder)Denver County (Denver)Douglas County (Castle Rock)El Paso County (Colorado Springs)

← All Colorado property tax appeal info

Sources: https://www.larimer.gov/assessor | https://www.larimer.gov/assessor/faq | https://www.larimer.gov/bocc/property-valuation-appeals | https://www.larimer.gov/assessor/exemptions | https://www.ownwell.com/trends/colorado/larimer-county | https://dpt.colorado.gov/locality/larimer-county-assessor

Last verified: 2026-05-15