The Valuation Process
The Valuation Process
The county assessor is responsible for discovering, listing, classifying and valuing all property within Broomfield in accordance with state law. The Colorado law stresses fairness and all county assessors, including Broomfield's, are bound by the law. The market approach to value must be used to value residential properties. Actual sales of property for a 24 month period are used. This data is analyzed and qualified to determine a fair market value amount. The assessment date is Jan. 1 of every year. Property is valued based on its condition as of the assessment date.
Reappraisal Value and Intervening Year Information Colorado statute require all assessors to revalue all properties in a reappraisal (odd) year. The market approach to value must be used to determine the value of residential properties. State statute requires that the market value of a home is determined by sales of comparable residential properties that occurred during the 24 month sales period. For tax years 2021 and 2022, the sales period is from July 1, 2018 through June 30, 2020.
In intervening (even) years, the value remains the same unless changes to the property have been made that would affect value as of the January 1 assessment date. These changes generally includes things like basement finishes, additions, etc.
Notices of Valuation
A Notice of Valuation (NOV) will be mailed to all real property owners on May 1 on every reappraisal (odd) year. NOVs are only mailed out on intervening (even) years when there is a change in value due to things like finished basements and additions. The Notice of Valuation contains prior and new actual value, property classification (vacant land, residential and so on), and a summary of the property's characteristics along with an appeal form. You will receive two copies of the NOV. One copy is for your records and the other is for you to submit if you wish to appeal your property valuation.
The Appeal Process
The month of May is set aside in the assessor department for assisting property owners with questions and concerns. If you disagree with the assessor's valuation of your property, you may appeal the value by emailing, coming into the Citizens Assistance Center office, mailing or faxing the appeal form that is included with the Notice of Valuation. The form must be signed by a property owner or their agent. Appeals cannot be accepted by phone.
The appeal period for real property is May 1 through June 1 of every year.
Appealing in a Reappraisal or Intervening Year
Colorado statute require all assessors to revalue all properties in a reappraisal (odd) year. In a reappraisal year, all property owners will receive a mailed Notice of Valuation. In an intervening (even) year, only properties with a change in value due to things like finished basements, additions, receive a mailed Notice of Valuation. Complete this form to appeal your value if you did not receive a Notice of Valuation.
By Colorado statute, only sales from July 1, 2018 through June 30, 2020 can be used to appeal the value. Qualified comparable sales can be accessed using the links below. Sales are listed by subdivision. Broomfield experienced significant increases in overall value for all residential property, reflecting the strong economic conditions across the city and county.
Sales that have occurred after June 30, 2020 cannot be used to appeal a value. Property listings cannot be used to appeal the value. Sales that have occurred after June 30, 2020 will be used in the 2023 reappraisal.
- View Single Family Home Sales (PDF document-68 pages)
- View Single Family Home Sales (Excel spreadsheet-Do a Save As function to edit)
- View Condo Sales ( PDF document-7 pages)
Reasons to Appeal
An appeal should concern one of two items:
- The property characteristics. The number of baths, square footage of home or the basement being finished or unfinished are just a few things that can affect the property valuation.
- The actual value is too high. By law the appraiser sets values on property using information from a 24 month sales data gathering period. Perhaps a property owner has proof that similar properties have sold for less during that time period.
Reasons Not to Appeal
You should not appeal if you feel your taxes due are too high. If you feel your value is fair but that your property taxes are too high, this is a matter to discuss with the taxing authorities.
The taxing authorities (school boards, special districts, etc.) hold annual public budget hearings to determine the funds needed for next year's operations, which will determine the mill levyMost hearings are in the fall. Being present at the budget hearings makes you more involved and informed about the cost and quality of services provided. The assessor reports the total assessed value to the taxing authorities in December each year so an accurate mill levy can be set. View the FAQs for more information on mill levies and taxing authorities.
Places to Appeal
|By Email||By Mail||In Person||By Fax|
Complete the appeal form (with owner or agent signature), scan, and attach to email.
Emails must be received no later than midnight of June 1.
PO Box 1149
Broomfield, CO 80038-1149
|Citizen Assistance Center|
One DesCombes Drive
Broomfield, CO 80020
Faxes must be received in our office no later than midnight of June 1.
*Keep in mind that the statutory deadline for the 2021 reappraisal is June 1. Real Property Appeals must be in the assessor's office or postmarked by June 1 according to Colorado law.*
After Filing An Appeal
The assessor must review your appeal and mail a Notice of Determination on real property by the last working day in June.
The back of the Notice of Determination has information about continuing the appeal process to the Board of Equalization (BOE) . Owners of real property may file an appeal to the BOE by July 15. The BOE will conduct hearings through Aug. 5. BOE hearing results are then mailed as a Notice of Decision.
If you are unhappy with the BOE's decision, you can file an appeal with the Board of Assessment Appeals, District Court or enter into binding Arbitration, within 30 days of the decision. This information is provided in the decision mailed to you by the BOE.
The abatement process is required to change tax amounts after the tax warrant is delivered to the Treasurer on Jan. 1. Abatement petitions must be filed within two years of the date the tax warrant was delivered to the Treasurer. 39-10-114(1)(a)(I)(A), C.R.S. Please contact the assessor department for more information. The completed, signed form should be returned to the assessor department along with any additional documentation.