Did your attempt to protest your property taxes result in a denial?
You are not alone. As both a property owner and a real estate agent, I found myself in the exact same situation this summer. I contested my assessment in June, only to have it rejected by the county. But I’m not stopping there—I’m taking it a step further, and I encourage you to do the same.
If you sent back a protest of your property tax valuation in June, make sure to check your mail for the Notice of Determination letter.
When I received mine, I discovered the Assessor’s Office had denied my request to alter the valuation for my properties. It felt like our concerns as homeowners were brushed aside, leaving us stuck with the financial burden of high taxes despite a shifting real estate market.
However, the fight isn't over. Dive into the steps below to navigate the appeal process and arm yourself with the knowledge to reclaim your money and put it back where it rightfully belongs—in your pocket.
Requesting a Review of Assessor’s Data
If you want to verify their math, you need to act fast. You can contact the assessor’s office (often referred to as the "72-hour rule" in some jurisdictions) to request the specific data they used. This allows you to gain insight into the "comparable properties" the assessor used to justify their high valuation.
This approach can swiftly disprove the assessment if you find they used a luxury custom build to value your standard ranch-style home. If you can substitute their data with a more accurately priced, lower-value property, you have a winning case.
Taking the First Step: Initiating the Appeal to the County Board
Upon reading the Notice of Determination, I began researching the appeal process for the County Board of Equalization (CBOE). The absolute deadline to submit your appeal is September 15th, so do not delay.
1. Selecting Strong Comparables (The Data Matters)
You need to identify three properties that are similar to yours in terms of bed/bath counts, style, and square footage.
Location: Stick to your neighborhood or within a 1.5-mile radius.
The Critical Time Frame: For the current tax cycle, the assessor is looking at a specific window of time. Remember, you generally cannot use sales that happened last week to fight your taxes. You must use sales that occurred during the data collection period (usually the 24 months leading up to June 30th, 2024).
Pro Tip: Sales closer to that June 30th, 2024 cutoff date often hold more weight.
2. Putting Together My Appeal: Overcoming Barriers
While many counties have finally upgraded their online portals in 2026, some systems are still clunky, and others may still require physical paperwork.
Go Hybrid: Even if you submit online, keep digital copies of everything.
The Paper Trail: If you are required to mail your appeal, it can feel outdated to print two copies of the petition (front and back) plus supporting docs. Do it anyway. Always keep a third hard copy for your own records.
3. The Power of Supporting Information
This is where you win. If the assessor thinks your home is worth the same as the neighbor's house that just sold for top dollar, you need to prove why they are wrong.
Condition Adjustments: Did the neighbor's house have a brand-new quartz kitchen and a finished basement, while yours still has 1990s oak cabinets? Prove it.
Cost to Cure: Have you received bids for necessary repairs? For example, if you need a new roof or new windows costing $40,000, submit those bids.
The Objective: Highlight that if the assessor is using a remodeled home as a baseline, they must deduct value from your property if it hasn't been updated in over five years.
Moving Forward: Appealing to the County Board
I believe this is the stage where the assessor will finally invest time in reviewing your case, primarily because over half of the denied homeowners give up before reaching this step. Don't be the one who gives up.
Ensure your appeal is prepared and delivered by September 15th. Hopefully, this time around, we will all receive a fair assessment after presenting compelling information. Even if you are denied in this round, there is often a third round (Arbitration or District Court), but let's focus on winning this one first.
Why This Matters
My passion for ensuring that I only pay my fair share has been intensified by the lingering cost of living increases and inflation we’ve faced over the last few years. It is crucial to remember that the government is here to serve us, not the other way around. We should not bear the burden of excessive taxation based on inflated computer models.
To those of you who find yourselves in a similar situation, I challenge you not to surrender. Let's stand firm in paying what is rightfully due as responsible citizens—but not a penny more.
If you need help gathering real estate sold data for the correct time periods, I am here for you.
Tyler W.
Email: tylerw@coloradomasters.com
