How to Appeal Your Larimer County Property Valuation: Deadlines, Steps, and What You Need to Know

If you own property in Larimer County, you have probably received your Notice of Valuation in the mail by now. And if your assessed value jumped, you are not alone. Whether you own a home in Estes Park, Fort Collins, Loveland, or anywhere else in the county, understanding how your property valuation works and what to do if you disagree can save you real money on your tax bill.

In this guide, we break down how Larimer County determines your property value, the key dates that drive the process, and the exact steps to file an appeal if you believe your valuation is too high. The appeal window is open now through June 9, 2025, so timing matters.

What Is the Notice of Valuation?

The Notice of Valuation (NOV) you received is not a tax bill. It is an estimate of your property's market value as determined by the Larimer County Assessor's Office. This assessed value is what your 2025 and 2026 property taxes will be based on. The higher the assessed value, the more you will likely pay in property taxes over the next two years.

That is why it is worth taking the time to review your NOV carefully. If you believe the value assigned to your property does not accurately reflect what it was worth, you have the right to appeal.

Two Key Dates That Drive Your Valuation

Colorado's property valuation process revolves around two specific dates. Understanding both is essential if you plan to appeal.

Assessment Date: January 1, 2025

This is the date the county uses to evaluate the physical condition of your property. Whatever was true about your home on January 1, 2025, including its size, condition, and any improvements, is what the Assessor's Office uses for the valuation. If you completed a remodel in February, for example, that work will not be factored into this cycle's assessment.

Valuation Date: June 30, 2024

This is the date the county uses to determine your property's market value. The Assessor's Office looks at comparable sales up through June 30, 2024 to establish what your property was worth at that point in time. For the 2025/2026 reappraisal, Larimer County uses 24 months of residential sales data from July 1, 2022 through June 30, 2024.

In other words, all properties are valued based on their condition as of January 1, 2025, using real estate market data as of June 30, 2024. It may seem a bit backward, but that is how Colorado's property tax system works.

What to Do If You Disagree with Your Valuation

If you believe the Larimer County Assessor overestimated your property's value, you have the right to file an appeal. The appeal window runs from May 1 through June 9, 2025, so it is important not to wait.

To file your appeal, you will need the following:

•       Your property information (schedule number, address, and current assessed value)

•       A short explanation of why you believe the assessed value is incorrect

•       Comparable sales from the same time period, which is the strongest evidence you can provide

The goal of your appeal is to demonstrate what your home would have realistically sold for on June 30, 2024, supported by sales of similar homes in your area during the study period.

How to File Your Appeal

Larimer County makes the appeal process accessible with several filing options:

•       Online: File through the Assessor's online portal at larimer.gov/assessor

•       By email: Submit your appeal directly to the Assessor's Office

•       By mail or fax: Mail must be postmarked no later than June 9, 2025

•       In person: Visit the Larimer County Assessor's Office at 200 W. Oak Street, 2nd Floor, Fort Collins, CO 80522

•       Loveland campus: The Assessor's Office is also accepting appeals at 200 Peridot Ave., Loveland from May 19 through June 9, 2025

There is no fee to file an appeal with the Assessor's Office. Be aware that some for-profit companies have been sending notices to Larimer County property owners asking them to pay for property records or appeal filing services. The Larimer County Assessor's Office has confirmed that they never charge for a property record or to protest an assessment.

What Happens After You File

After reviewing your appeal, the Assessor's Office will mail a Notice of Determination (NOD) by August 15, 2025. If you do not agree with the Assessor's determination, you can continue the process by filing with the Larimer County Board of Equalization (CBOE). The deadline to file with the CBOE is September 15, 2025.

If the CBOE decision still does not resolve your concern, you have three additional options: the State Board of Assessment Appeals (no fee in most cases), binding arbitration ($150 fee for residential property), or District Court ($224 filing fee plus court costs). Each of these must be filed within 30 days of the CBOE decision letter.

How a Local Real Estate Agent Can Help

One of the most effective tools for a property valuation appeal is strong comparable sales data. As local real estate professionals who work in the Estes Park and Northern Colorado market every day, we have access to MLS sales data that can help you identify relevant comps from the study period.

If you want help pulling comparable sales or understanding what your home may have been worth as of June 30, 2024, reach out to Signature Home Team. No pressure, just local advice from a team that knows this market inside and out.

Frequently Asked Questions

Q: What is the deadline to appeal my Larimer County property valuation?

A: The deadline to file an appeal with the Larimer County Assessor is June 9, 2025. The appeal window opens May 1, 2025. You can file online, by email, by mail, by fax, or in person.

Q: Is there a fee to appeal my property valuation in Larimer County?

A: No. Filing an appeal with the Larimer County Assessor's Office is free. Be cautious of third-party companies that charge fees for services the county provides at no cost.

Q: What date is my Larimer County property value based on?

A: Your property's market value is based on comparable sales data as of June 30, 2024. The physical condition of your property is assessed as of January 1, 2025. These two dates together determine your assessed value for the 2025/2026 tax cycle.

Q: Is the Notice of Valuation the same as my tax bill?

A: No. The Notice of Valuation (NOV) is an estimate of your property's market value. It is not a tax bill, but it is the basis for calculating your 2025 and 2026 property taxes. A higher assessed value generally means higher taxes.

Q: What evidence do I need to appeal my property value?

A: The strongest evidence is comparable sales from the study period (July 1, 2022 through June 30, 2024) for homes similar to yours. You will also need your property information and a written explanation of why you believe the value is incorrect.

Q: What happens if I disagree with the Assessor's decision on my appeal?

A: If you disagree with the Notice of Determination (NOD) from the Assessor, you can file with the Larimer County Board of Equalization (CBOE) by September 15, 2025. After the CBOE decision, you can further appeal to the State Board of Assessment Appeals, pursue binding arbitration, or file in District Court.

Q: Can a real estate agent help me appeal my property valuation?

A: Yes. A local real estate agent can help you pull comparable sales data from the MLS to support your appeal. At Signature Home Team, we are happy to help Estes Park and Northern Colorado property owners understand what their home may have been worth as of the June 30, 2024 valuation date.

Relevant Links

•       Larimer County Assessor's Office: larimer.gov/assessor

•       Understanding Property Values: larimer.gov/assessor/understanding-property-values

•       Assessor Forms and Reports: larimer.gov/assessor/forms

•       Assessor FAQ: larimer.gov/assessor/faq

•       Property Valuation Appeals: larimer.gov/bocc/property-valuation-appeals

•       Board of Equalization: larimer.gov/clerk/recording/boe

•       Property Tax Information: larimer.gov/treasurer/taxinfo/faq/property-tax

•       Watch the Video: Shocked by Your Property Value in Larimer County? Here's How to Appeal!

•       Email Market Report (sign up free): bit.ly/NoCoEPMarketReport

•       Everything Estes Park Facebook Group: bit.ly/EverythingEstesPark

•       YouTube Channel: Estes Park Living

•       Instagram: instagram.com/signaturehometeam

•       Facebook: facebook.com/SignatureHomeTeam

About the Author: Jeff Abel is a licensed real estate agent and team lead with Signature Home Team, brokered by Keller Williams Top of the Rockies, specializing in Estes Park and Northern Colorado mountain communities. He shares insights about real estate and mountain living through the Estes Park Living channel.