County Board of Equalization Appeals for 2013The deadline for filing an appeal to the County Board of Equalization (CBOE) was September 16th. Hearings will be scheduled with each property owner by the CBOE. Click here for the CBOE web page»
We're Mobile Because You Are!Douglas County property information is available wherever you are -simply scan the QR code on the right, or type m.douglas.co.us/assessor into your smart phone browser. This mobile site offers many of the features of the Assessor website such as property search, parcel maps, tax information, and property details. Senior Property Tax Exemptions for Tax Year 2013 If you have owned your home for ten years and are 65 years or older as of January 1, 2013 you probably qualify for the senior property tax exemption. This exempts 50% of the first $200,000 of actual value from property tax, and is funded by the State of Colorado. In recent years the state legislature has suspended the exemption because of budget limitations, however it was once again effective for tax year 2012, which impacted taxes payable in 2013. The legislature has not determined if the exemption will be funded for tax year 2013 (taxes payable in 2014). If you have already been approved for the exemption you need not reapply.
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A house is usually the most important investment that a homeowner has, and the Douglas County Assessor's Office is committed to helping property owners understand their rights and the process of valuation. According to state law, the assessor determines the actual value of residential property every two years in odd-numbered years. This is called a reappraisal. As with any appraisal, value is established as of a specific date, and for ad valorem appraisal this date is dictated by statute to be June 30th of the year preceding the reappraisal.
Available forms to use for the abatement process, senior exemptions, and more.
The Assessor is responsible for listing, classifying, and valuing all property in the county in accordance with state laws. Colorado law is very specific in establishing how Assessors value property.
How to Calculate Taxes - This is a step by step illustration of how to calculate property tax.
As part of the valuation process, the County is divided into seven economic areas. An economic area is a grouping of neighborhoods that have similar economic forces or geographic location.
Brochure published by the Colorado Division of Property Taxation describing the property tax process in Colorado.
The assessor determines the actual value of commercial and industrial real property every two years in odd-numbered years by considering the three approaches to appraisal.
- The market, or sales comparison, approach uses arm’s length market sales of similar properties which are analyzed, compared, and adjusted to arrive at a value for the property.
- The cost approach estimates the material and labor costs to replace the subject property, and then the property value is calculated by subtracting accumulated depreciation from the replacement cost new.
- The income approach estimates the present value of future benefits to be derived from a property by capitalizing net income into an indication of value.
In addition to real property valuations, the assessor is required by Colorado State Statutes to value all business personal property for taxation purposes.
How to Calculate Taxes - This is a step by step illustration of how to calculate property tax.
Business Personal PropertyIn addition to real property valuations, the assessor is required by Colorado State Statutes to value all business personal property for taxation purposes. Business personal property includes machinery, equipment and leasehold improvements specific to business purposes. All personal property is taxable in Colorado unless specifically exempt by the Colorado Constitution. The owner of taxable personal property as of Jan. 1 must file a declaration schedule if the total actual value (market value) of all the personal property is greater than $7,000 per county. All equipment not exempt by law must be listed on the schedule. Assets that are exempt include software and stand alone equipment with an initial cost under $350.
An Existing Business?A Business Personal Property Declaration is mailed no later than the first week of February each year. You may also access your most recently filed asset list online. Online filing is encouraged.
A New Business?Welcome to Douglas County! A declaration form must be filled out each year by April 15th if the total depreciated actual value of all business assets owned within the county exceeds $7,000.
A Leasing Company?Accurate reporting of leased equipment is crucial for the valuation process. If the asset is no longer owned, or has been moved out of the county, that information must be documented when filing.
View the tables published by the State.
File a declaration or view your asset listing. Before you file online, you may want to review the frequently asked questions about the process.
Information on the Colorado Personal Property Tax Refund program.
Personal property includes machinery, equipment and other articles related to the business of a commercial or industrial operation. Taxpayers owning more than $7,000 in actual value of personal property per business location are required to complete and return the Personal Property Declaration Schedule to the Assessor no later than April 15 of each year. Use this form for non-leased equipment.
Personal property includes machinery, equipment and other articles related to the business of a commercial or industrial operation. Taxpayers owning more than $7,000 in actual value of personal property per business location are required to complete and return the Personal Property Declaration Schedule to the Assessor no later than April 15 of each year. Use this form for leased equipment.
Brochure detailing procedures for filing a personal property appeal.
Owners of business personal property who disagree with their valuation may file a protest during the statutory protest period. A protest form is attached to the Notice of Valuation mailed to personal property owners on June 15. An additional form is provided here for your convenience.
The assessor determines the actual value of vacant land in Douglas County every two years in odd numbered years. This is called a reappraisal. As with any appraisal, the level of value is established as of a specific date, and for ad valorem appraisal this date is dictated by statute to be June 30th of the year preceding the reappraisal. For example, the appraisal date for the 2013 Reappraisal is June 30, 2012. There is another important date for property valuation, and that is the assessment date, which is January 1st of each year. Although property is valued as of the appraisal date, it is valued given the property characteristics that exist as of the assessment date. Colorado law requires that market value for residential property is established using sales from a specific time frame. This time frame, known as the study period, consists of the eighteen months preceding the appraisal date. However, Colorado law allows the assessor to extend the study period back in time in six month increments. By statute, the assessor may consider the three appraisal approaches to value vacant land (not used for agricultural purposes). However, the most applicable method to determine the actual value is the market, or sales comparison approach. The market, or sales comparison, approach uses arm’s length market sales of similar properties which are analyzed, compared, and adjusted to arrive at a value for the property. Some of the characteristics that may affect the value of vacant land are size, location, proximity to services or amenities, subdivision infrastructure, presence of views, deed restrictions, or frontage to golf course, greenbelt or open space. Most vacant lots in subdivisions are valued on a unit price or site basis, however larger parcels are typically valued by the acre. Choosing the units of valuation requires extensive knowledge of the real estate market, but ultimately it comes down to identifying the factors that influence a buyer’s decision making process. The Gallagher Amendment to the Colorado constitution set the assessment rate for vacant land at 29%. This results in higher taxes on a parcel of vacant land compared with a similar property with a residence constructed on it.
Each tax authority has a distinct boundary. A taxpayer's total mill levy is calculated based upon where their property is located and the entities that provide services to that location. The county, municipalities, schools and special districts each have a separate mill levy, which is indicated on the annual tax bill provided by the County Treasurer. In August of each year, the assessor certifies the total assessed value of all properties located within the boundaries of each taxing authority. During the annual budget process, the certified values are used by taxing authorities to determine their mill levies. Once a budget is set, the authorities submit their mill levies to the County Commissioners by Dec. 15 each year. The County Commissioners review the mill levies and certify the levies to the assessor no later than Dec. 22. The assessor then enters the approved mill levies into the assessment records and extends the calculations to include the taxes due before sending the tax warrant to the treasurer for collection no later than Jan. 10 of the following year.
Abstract & Certification Listings Reports from 2003-current for all taxing authorities.
Basic information about Taxing Authorities.
Tax rate information by taxing entity from 1966 to present.
Abstracts of Assessment from 1966 - Current, listing property classifications, tax rates and revenues for each taxing authority.
Additional Assessor Information
Listing of tax districts, authorities comprising those districts and total mill levies per district.
Brochure showing the most recent distribution of assessed values and taxes for the County, as well as tax rates and revenues for all taxing authorities.
Document listing all active taxing authorities, contact person, mailing address and current mill levies .