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Abatements must be filed within two years after January 1 of the year following the year in which the taxes were levied. For example, a taxpayer has until the first working day in January of 2023 to file an abatement petition for tax year 2020.
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For tax years 2021 and 2022, Colorado County Assessors are required by law to reappraise all real property to reflect a June 30, 2020 level of value. That level of value represents a ‘snapshot’ of property values during an 18 month period from January 1, 2019, through June 30, 2020.
By May 1, the County Assessor will mail a Notice of Valuation to all property owners. In intervening years (even-numbered years, i.e. 2022, 2024, etc.), that valuation appears on the Tax Bill sent to you by the Treasurer's Office.
Your Notice of Valuation is a document you receive in May of every odd year (2019, 2021, 2023, etc) giving you the current value and classification of your real property as determined during the Valuation Period. The Notice of Valuation also indicates the valuation and classification of your property during the last valuation period.
The current Valuation Period is January 1, 2019 through June 30, 2020.
From May 1 through June 1, owners of real property may protest the value or the classification established by the Assessor. This protest period provides an opportunity for taxpayers to inform the Assessor of errors in classification, property description, or other discrepancies that may result in a reduction in value or a change in classification.
If you choose to mail a written protest, you may complete the protest form, and mail it to the Assessor at PO Box 506, Telluride, CO, 81435 or FAX it to 970-369-1007. To preserve your right to protest, your mailed real property protest must be postmarked no later than June 1. Faxes must be delivered by 5:00 PM Mountain DST, June 1, and must be verified as received.
If you choose to present oral or written objections to the Assessor in person, you may elect to complete a protest form and deliver it to the Assessor at 333 W Colorado Ave, 2nd Floor, Telluride, CO. For your convenience, you may make an appointment to speak to an appraiser; however, please call ahead for an appointment at 970-728-3174. To preserve your right to protest, you must appear in the County Assessor’s Office on or before June 1. Please note - after June 1, your right to protest is lost.
If you are not satisfied with the Assessor’s determination, or if you do not receive a Notice of Determination from the Assessor, you must file a written appeal with the County Board of Equalization (P. O. Box 1170, Telluride, Colorado 81435) on or before July 15. The County Board of Equalization will notify you by mail of the hearing date, time and place where you may present evidence to substantiate your case. Note: To preserve your appeal rights, you may be required to prove you have filed a timely appeal; therefore, we recommend all correspondence be mailed with proof of mailing.
Evidence includes documentation such as the sales prices of properties similar to yours that sold during the Valuation Period; or between January 1, 2019 and June 30, 2020.
The County Board of Equalization will conclude hearings and render decisions by the close of business on August 5th. The County Board must mail you a decision within five business days of the date of its decision. If you are satisfied with the County Board’s decision, the tax bill you receive next January will be based on the valuation and classification reflected in the County Board’s decision.
Abatement petitions may be filed within two years of the date the taxes were levied (January 1st of each year), provided that:
1. The property valuation was not appealed previously for that specific tax year and an Assessor’s Notice of Determination issued; or 2. If it was appealed, the abatement petition is not based on overvaluation by the Assessor’s Office; and 3. The person filing for abatement was the owner of record during that year.
Note: The abatement process is independent of all other forms of appeal and is reviewed on the merits of information provided with the filing of the abatement petition. The taxpayer is to attach any supporting documentation to the abatement petition
By law, the abatement review process must be completed by the Assessor within six months.
If the Assessor’s recommendation is accepted by the taxpayer, and if the amount to be refunded is less than $10,000, then the abatement is sent to the Treasurer’s Office for the refund to be processed.
If the Assessor’s recommendation is accepted by the taxpayer and if the amount to be refunded is more than $10,000, then the abatement must be approved by the Board of County Commissioners and it must also be approved by the Colorado Property Tax Administrator.