Denver Property Taxes in 2026: Understand Your Bill and Plan for 2027

First, Understand the Difference Between the Tax Year and the Payment Year

A lot of property-tax confusion starts with the phrase “2026 taxes.” Someone may mean a bill paid during 2026, a valuation assigned for 2026, or an escrow adjustment that appeared on a 2026 mortgage statement.

Those are different events.

Denver’s official assessment FAQ explicitly identifies the current calculation as “2025 taxes payable in 2026.”

Before comparing two bills, make sure you are comparing the same type of document and consecutive tax years. A Notice of Valuation is not a payment receipt, and an escrow analysis is not a new county assessment.

How Denver Property Taxes Are Calculated

The basic relationship is:

Applicable assessed value × mill levy ÷ 1,000 = property tax for that levy component.

The important detail is how the assessed value is determined. For Denver residential property, the school and local-government components can use different assessment rates. You calculate the relevant components and add them together.

Actual Value Is Not the Same as Assessed Value

Actual value is the assessor’s valuation under Colorado’s property-assessment rules. Assessed value is the amount derived after applying the relevant assessment rate and any applicable adjustments or exemptions.

Neither should be confused with a current listing price, an automated estimate, or the amount you personally think the house would sell for today.

What Is a Mill Levy?

One mill equals $1 of tax for each $1,000 of assessed value. A levy of 27.328 mills is therefore expressed as 0.027328 when used as a decimal multiplier.

Local taxing entities set their levies. The assessor values property; the assessor does not independently choose your total property-tax bill.

Denver’s Residential Rates for Tax Year 2025, Payable in 2026

Source: Denver’s published tax calculation and assessment FAQ.

These are Denver’s published general figures, not a universal formula for every property in the metro. Review the actual statement for exemptions, additional districts, assessments, or other property-specific items.

A Worked Example: Property Taxes on a $625,000 Denver Home

Denver provides an example using a residential actual value of $625,000. Using the city’s published tax-year 2025 figures, without a property-specific exemption or additional charge, the calculation works as follows.

This reproduces the residential example on Denver’s assessment FAQ. It is not a quote for every $625,000 listing, and the purchase price is not automatically the assessor’s actual value.

The example matters because it shows why one assessment rate multiplied by one combined mill levy is not the right shortcut when the components use different assessed values.

For a home you own or are considering buying, use its current county record and statement. Then confirm how the relevant year’s rules apply.

Why Can Your Tax Bill Increase If Current Home Prices Have Not?

A property-tax bill and today’s market price do not move together automatically. There are several reasons a bill can change without an equivalent change in what the property might sell for today.

1. The Assessor Uses a Statutory Valuation Period

Denver explains that real property is generally reappraised in odd-numbered years using a defined sales period. Its 2025 values were based on sales between July 1, 2022, and June 30, 2024.

Denver’s 2026 protest form also identifies a base period ending June 30, 2024. That means a current automated estimate or a recent market slowdown does not, by itself, establish that the assessor used the wrong value.

See Denver’s 2026 real-property protest form for the valuation date and evidence instructions.

2. Assessment Rules and Value Adjustments Can Change

Denver’s explanation of the transition from tax year 2024 to 2025 identifies the removal of the prior value reduction and the separation of residential assessment rates for local-government and school levies.

Those changes affect the calculation even if actual value stays the same. But that does not justify saying every homeowner experienced the same increase or that one statewide percentage explains every bill.

3. Local Mill Levies Can Change

School districts, local governments, and other applicable taxing entities establish levies. A change in those levies can affect the bill independently of the assessor’s actual value.

Compare the line items on consecutive statements rather than look only at the total due.

4. Property-Specific Treatment Can Change

An exemption, classification, improvement, correction, or other property-specific change may affect the calculation. If the statement no longer reflects treatment you expected, ask the assessor or the appropriate office to explain it.

The useful question is not simply “Did taxes go up across Denver?” It is “Which inputs changed on this property, for this tax year?”

How to Find and Check Your Denver Property-Tax Record

Start with the county’s official records rather than a listing website’s tax estimate.

Denver’s property-tax payment page explains how to access the property search, locate “Tax Documents,” and download the statement for the applicable year.

Have these items available:

• The property address and parcel or schedule number.
• The current and prior tax statements.
• The Notice of Valuation or current property record.
• Any exemption or classification documentation.
• Payment confirmations, if the issue involves an unpaid balance.
• The mortgage-servicer escrow analysis, if your monthly payment changed.

Check the basic property characteristics, including size, use, improvements, and other relevant facts. If something appears incorrect, identify the specific discrepancy and ask which correction or review process applies.

A record correction, valuation protest, payment dispute, and escrow complaint are different processes. Finding the right one early can save a lot of frustration.

When Were Denver Property Taxes Due in 2026?

Denver allows eligible real-property taxes to be paid in full or in two installments. April 30 is the full-payment deadline, not the second-installment deadline.

These deadlines are now past. Denver states that a deadline falling on a weekend or holiday moves to the next business day. Certain small balances and other charges have different payment treatment; check the official payment instructions and your statement.

If you have an unpaid balance, contact Treasury for the current amount due and instructions. Do not rely on an old statement to calculate what will satisfy the account now.

If your mortgage servicer pays the taxes, verify the disbursement and county payment record rather than assume an escrow arrangement means every payment was handled correctly.

Can You Still Challenge a Denver Property Valuation?

The regular Denver real-property protest deadline for 2026 was June 8, 2026. The city’s published form says protests had to be received or postmarked by that date.

Because this article was updated in October, that is a past deadline, not an instruction to file a regular 2026 protest now.

What Makes a Valuation Challenge Different From a High-Bill Complaint?

A valuation challenge concerns the property’s value under the applicable rules. It is not simply an objection that the bill is expensive or that the current market feels weaker.

Potential evidence may include relevant comparable sales, documentation of incorrect property characteristics, photographs of condition issues, and other information accepted under the applicable process.

The valuation date and evidence period matter. Denver’s 2026 form asks for an estimate of value as of June 30, 2024, using the identified base-period framework. Do not assume every sale or appraisal performed today is relevant to that valuation.

Missing the Regular Deadline Does Not Mean Every Prior-Year Option Is Closed

Denver provides a separate Petition for Abatement or Refund of Taxes process for eligible prior-year issues. Its current forms page states that new petitions submitted during calendar year 2026 may concern tax years 2024 and 2025.

That is not the same as reopening the regular 2026 protest window, and it is not an automatic refund.

Denver’s instructions describe restrictions, including limits on overvaluation claims when the value for that year was already protested and a Notice of Determination was issued. Supporting evidence must match the relevant tax year and valuation period.

Start with Denver’s current abatement forms and filing information. Confirm eligibility, the proper year, and the appropriate process with the county or a qualified professional before relying on it.

A Protest or Petition Can Have More Than One Outcome

Denver’s protest form states that a review can increase, decrease, or leave the actual value unchanged. A filing is not a guarantee of a reduction.

If you receive a determination and disagree with it, follow the instructions and deadlines in that determination. Do not assume the original protest deadline governs every later appeal step.

Did Your Property Taxes Increase, or Did Your Mortgage Payment Increase?

If your total mortgage payment rose, separate the components before attributing the whole change to taxes.

A mortgage escrow account may collect money for taxes and insurance. Your servicer analyzes the account and estimates future disbursements. A payment change can reflect higher expected bills, repayment of an escrow shortage, or both.

The Consumer Financial Protection Bureau’s escrow guidance explains why tax and insurance changes affect monthly payments and recommends contacting the servicer when problems arise.

Four Documents to Compare

Ask the servicer how much of the new payment covers future expenses and how much, if any, repays a shortage. Those are different budget items.

If you believe taxes were not paid correctly from escrow, contact both the servicer and the tax authority promptly. Keep records of your communications and follow the appropriate written dispute process when necessary.

Why County Averages Are Not Enough to Compare Denver Metro Property Taxes

I would not choose a home based on a claim that one metro county always has the lowest property taxes.

Addresses can fall within different school districts, special districts, and other taxing jurisdictions. Similar prices do not guarantee similar bills, even within the same city or county.

Compare the actual statements and applicable jurisdictions for the homes you are considering. Make sure the tax years match and identify any exemptions or property-specific treatment that may not describe your future ownership.

Do Not Double-Count Metro-District Taxes

A metropolitan district may levy property taxes that already appear in the property’s tax statement. A district may also have separately billed fees or other obligations.

Do not automatically add an estimated “metro-district fee” on top of the annual property tax without checking what is already included. At the same time, do not assume the tax statement captures every separate charge.

The Colorado Property Tax Map can help identify taxing jurisdictions, but the state warns that its data may not be current or complete. Confirm information with the county and relevant district.

My Denver neighborhood guides and Denver ZIP-code guide help with location research. The official property record is where we verify the tax obligations attached to an address.

What Denver Buyers Should Verify Before Making an Offer

Property taxes belong in the purchase decision before the offer, not as a surprise when the final payment estimate arrives.

Start with a comfortable monthly budget. Then ask your lender to apply property-specific information rather than assume the listing website’s calculator has captured the current tax, insurance, and ownership obligations.

Your Property-Tax Due-Diligence Checklist

• Confirm the property’s county, parcel number, and taxing jurisdictions.
• Obtain the most recent tax statement and identify the tax year.
• Review actual value, applicable assessed values, exemptions, and levies.
• Ask whether the displayed taxes reflect a seller-specific exemption or other treatment.
• Check district taxes and separate fees without counting the same item twice.
• For new construction, ask whether the available record reflects land alone, a partial improvement, or the completed property.
• Have the lender explain which tax assumptions appear in the payment estimate.
• Discuss closing prorations and later adjustments with the title team and the professionals handling your contract.

Do not assume buying a home automatically resets Colorado taxes to a simple percentage of the purchase price. Do not assume the seller’s current bill is your permanent future cost, either.

Budget for the Whole Property

Taxes are one part of the decision. Add a property-specific insurance quote, applicable HOA dues, maintenance, and likely near-term work.

For a condo or townhome, understand the association’s coverage, reserves, assessments, and owner responsibilities. My guide to insurance costs affecting Denver homeowners and associations explains why the insurance structure deserves attention.

For an older detached home, keep room for systems and repairs. Lower taxes do not eliminate a roof, sewer, HVAC, or drainage issue.

My Denver Buyer Game Plan helps organize the search and offer strategy. If you are deciding whether ownership fits your current finances, use my Denver rent-versus-buy guide alongside actual lender and property figures.

What Denver Sellers Should Document Before Listing

Buyers compare monthly costs as well as asking prices. Accurate records help them evaluate your property without unnecessary uncertainty.

Before listing, gather:

• The current tax statement and relevant prior statements.
• Documentation of any valuation determination, correction, or approved exemption.
• Available district disclosures and separate fee information.
• Current HOA information where applicable.
• Documents needed to explain any unusual balance or unresolved issue.

If you successfully challenged a valuation, provide the determination. Do not promise that the buyer will “inherit” an unchanged bill or qualify for the same exemption.

If the property carries higher recurring costs than competing listings, understand what that means for the likely buyer’s payment. It is one part of positioning the home, alongside condition, location, layout, and price.

My guide to what Denver buyers want explains the broader preparation conversation. If you are also purchasing another home, my sell-first versus buy-first guide helps frame the sequencing decision.

Denver Property-Tax Relief Resources Worth Checking

A valuation challenge, an exemption, a rebate, and a deferral are different tools. Each has its own eligibility rules and consequences.

Denver Property Tax Relief Program

Denver’s current program provides a partial refund to qualifying residents. The city identifies potential homeowner awards of up to $1,800 and renter awards of up to $1,000, depending on eligibility and the program calculation.

Applications for the 2025 rebate period are accepted from May 1, 2026, through April 30, 2027, or until available funds are spent. Income, residency, payment, and household requirements apply.

Homeowner eligibility is not based on income alone. The program identifies additional qualifying categories and documentation requirements, so review the complete rules before assuming you qualify.

Use the official Denver Property Tax Relief Program page for current eligibility, application instructions, and assistance.

State Exemptions and Deferrals

Colorado also maintains information about property-tax exemptions, classifications, rebates, and deferral programs. These should not be treated as interchangeable. A deferral, for example, should not be assumed to erase a tax obligation.

Start with the Colorado Division of Property Taxation’s relief-resource directory and confirm current terms with the administering agency.

What Should You Expect for Property Taxes Payable in 2027?

Taxes payable in 2027 generally relate to tax year 2026. As of this update, the state publishes the following residential assessment rules:

These inputs do not, by themselves, establish your final bill. The property’s value, applicable adjustments or exemptions, and the relevant mill levies still matter.

I would not promise a reduction or reuse the 2025 mill levies as if they were a confirmed quote for the next payment year. Keep any preliminary estimate labeled by tax year and update it when the applicable figures are available.

There is another year distinction to watch: a new valuation issued during the 2027 reappraisal cycle generally concerns tax year 2027, with taxes generally payable in 2028. Read the notice and the county’s instructions before connecting a new value to the wrong payment year.

Your October 2026 Property-Tax Action Plan

1. Download the tax statement and property record. Identify the parcel and tax year.
2. Compare the inputs with the prior year. Look beyond the total due.
3. Separate taxes from escrow. Review insurance and any shortage repayment.
4. Check whether the issue concerns value, billing, payment, or program eligibility.
5. Contact the appropriate office and retain the response.
6. Update your household budget using documented costs and clearly labeled estimates.
7. If buying or selling, make the property-specific information part of the transaction planning.

For the rest of the ownership budget, my Denver cost-of-living guide provides a broader framework.

If you are relocating from Texas, use my separate Texas vs. Colorado property-tax comparison. It focuses on the cross-state decision rather than how to troubleshoot an existing Denver bill.