Denver Metro Property Taxes in 2026: Deadlines &'Bill Shock"

If you opened your 2026 property tax bill and felt your stomach drop, you're not alone. Denver metro homeowners are dealing with some serious "bill shock" this year, and here's the kicker: your home value might not have gone up at all.

So what's going on? Let me walk you through the changes, the key deadlines you need to know, and how to navigate this new normal whether you're a current homeowner or thinking about buying.

Why Your Property Tax Bill Jumped (Even If Your Home Value Didn't)

The confusion is real, and it's frustrating. Your neighbor's home sold for about the same as last year. Zillow says your place is worth roughly what it was in 2024. But your tax bill? Up 15%, 25%, even 40% in some cases.

Here's what happened:

The Temporary Discount Expired

Remember that property tax relief Colorado passed in 2024? The one that reduced your home's taxable value by up to $55,000? Yeah, that expired. If you had a $500,000 home, the state was taxing you as if it was worth only $445,000. Now you're being taxed on the full assessed value.

The Assessment Rate Changed

Colorado also split its assessment rates this year. In 2025, homeowners paid taxes on 6.7% of their home's actual value, the lowest rate in modern history. For 2026, the residential assessment rate for school districts is 6.95% after a 10% reduction of the first $700,000 in actual value.

Quick Straight Talk: What’s a Mill Levy?

A mill levy is simply the tax rate applied to your home’s assessed value. Local taxing authorities set it: think school districts, cities, counties, fire districts, and special districts.

Here’s the easy math:

• 1 mill = $1 of tax for every $1,000 of assessed value
• Your assessed value is your home’s actual value multiplied by the assessment rate (like that 6.95% for school districts).

So your final tax bill is basically: Actual value → (assessment rate) → assessed value → (mill levy) → tax bill

That sounds complicated, but the bottom line is this: the formula changed in a way that increased bills for most homeowners, even though the metro Denver property market has been relatively flat.

The Real Numbers: What Homeowners Are Seeing

Let's look at actual examples. A $500,000 home in Denver that paid approximately $2,360 in property taxes last year is now looking at about $2,680, that's a 13% increase on the same property value.

Some folks are getting hit harder. One Arapahoe County homeowner saw their bill jump from $3,877 to $5,435 over two years, nearly a 30% increase.

Here's what makes this especially frustrating: 64% of Jefferson County residential properties saw value changes of less than 5%. Translation? Your bill went up significantly, but your home's market value barely moved.

Current effective property tax rates across the Denver metro range from 0.43% to 0.61%, depending on which county you're in. Denver County sits at 0.48%, right at the national median. That might not feel comforting when you're writing a bigger check, but context matters when you're comparing Denver to other markets.

Key Deadlines You Cannot Miss

If you're a Denver metro homeowner, mark these dates:

February and April: Payment Due Dates

Colorado operates on a split payment cycle. Your property taxes are typically due in two installments:

• February 28 (or last day of February)
• April 30

If you have an escrow account with your mortgage lender, they'll handle this automatically. If you pay directly, set reminders now. Late payments come with penalties and interest.

June 9, 2026: Appeal Deadline

This is the critical one. If you believe your property's assessed value is incorrect, meaning the county valued your home higher than it should be, you have until June 9 to file an appeal.

Most metro Denver county assessors offer online appeal applications. You can also file by mail or drop-off. If your home genuinely sold for less than the assessed value, or if comparable properties are valued lower, you have grounds to appeal.

Check your county assessor's website for specific instructions:

• Denver County
• Arapahoe County
• Jefferson County
• Adams County
• Douglas County

Important note: You won't know your exact final 2026 tax bill until later this year, when both the assessment rate and tax rates set by individual taxing authorities are finalized. But the June 9 deadline is for appealing the assessed value itself.

What to Do Right Now

1. Verify Your Assessed Value

Log into your county assessor's website and pull up your property record. Compare it to:

• Recent sales of similar homes in your neighborhood
• Your home's actual condition (did the assessor account for needed repairs or outdated features?)
• Square footage accuracy

If something looks off, gather documentation now, recent appraisals, comparable sales, photos of condition issues.

2. Budget for the New Reality

If you're planning to stay in your home, adjust your monthly budget to reflect the higher property tax. If you're escrowed, your lender will likely adjust your monthly payment to cover the shortfall. If you pay directly, start setting aside the difference now so April doesn't hurt.

3. Understand What's Coming in 2027

Here's some potentially good news: the provisions of HB 24-1001 (including that 10% reduction on the first $700,000 of value) are expected to provide more substantial relief when fully applied in 2027. That means 2027 property taxes, which you'll pay in 2028, could be lower.

We're not out of the woods yet, but there's reason to believe this isn't the permanent new normal.

If You're Buying in Denver Metro Right Now

This property tax situation changes the math for buyers in a real way.

When you're pre-approved for a mortgage, your lender calculates your monthly payment based on principal, interest, insurance, and taxes (PITI). If you're using 2024 or early 2025 tax estimates, you might be underestimating your actual monthly payment by $200–$400.

That can be the difference between comfortable and house-poor.

What I Do for My Buyers:

• Pull the most current assessed value and calculate realistic tax estimates based on 2026 rates
• Walk through the full monthly payment picture, not just the sexy listing price
• Build in budget cushion for future increases
• Connect you with lenders who understand the local property tax landscape
• Help you evaluate neighborhoods based on effective tax rates (because yes, that varies across the metro)

I've had buyers fall in love with a home, then realize the property taxes in that particular pocket of the metro would stretch them too thin. Better to know that upfront than six months into homeownership.

If You're Selling in Denver Metro

For sellers, higher property taxes can be a negotiation point: especially if a buyer's lender flags the increased escrow requirements during underwriting.

Be prepared to:

• Provide accurate, current tax information upfront
• Explain any recent appeals or adjustments
• Understand that some buyers may need to adjust their offer based on the full monthly payment reality

Transparency wins. If a buyer is surprised by property taxes at closing, it can delay or even kill a deal.

How I Help Clients Navigate This

Whether you're buying, selling, or just trying to make sense of your current tax bill, here's how I support Denver metro clients:

For Homeowners:

• Review your property record for accuracy
• Connect you with resources for appeals if your assessed value seems high
• Provide context on how your taxes compare to similar properties
• Discuss whether selling now vs. later makes financial sense based on your overall situation

For Buyers:

• Run realistic monthly payment scenarios based on current tax rates
• Identify neighborhoods with lower effective tax rates if that's a priority
• Coordinate with lenders to ensure you're pre-approved based on accurate numbers
• Explain how property taxes factor into long-term affordability

For Sellers:

• Position your home honestly in the context of local tax implications
• Provide buyers with clear, current tax information upfront
• Navigate negotiations when property taxes become a sticking point

The Bottom Line

Denver metro property taxes in 2026 are higher: sometimes significantly higher: even though home values haven't skyrocketed. The expiration of temporary tax relief and changes to assessment formulas created the perfect storm for bill shock.

Mark June 9 on your calendar if you're considering an appeal. Budget for the higher payments now. And if you're buying or selling, work with someone who understands how these numbers affect your real monthly costs and negotiating position.

This isn't a crisis, but it is a shift. And like any shift in the real estate landscape, it's easier to navigate when you have clear information and a solid plan.

Let's Talk Strategy

If you're trying to figure out how property taxes fit into your Denver metro real estate plans: whether you're buying, selling, or reassessing your current situation: let's connect. I'll walk you through the numbers, the options, and what makes sense for your specific situation.

Reach out here: https://salliesimmons.com/contact

Want more Denver real estate insights? Check out the blog: https://salliesimmons.com/blog

Sallie Simmons, Realtor with CØMPASS Denver. Not legal or tax advice: consult with qualified professionals for guidance specific to your situation.