Property tax bills can feel confusing, especially when you are comparing homes across Colorado Springs. If you understand how El Paso County builds your bill, you can budget better, read listings more clearly, and avoid surprises after closing. This guide explains assessed value, mill levies, the yearly timeline, and where to verify your numbers. Let’s dive in.
Key property tax terms explained
- Market value: The Assessor’s estimate of what your property would sell for in the open market.
- Assessment rate: A percentage set by the state that converts market value into assessed value.
- Assessed value: Market value multiplied by the assessment rate. This is the value your taxes are based on.
- Mill and mill levy: One mill equals one dollar of tax per $1,000 of assessed value. Your total mill levy is the sum of mills from all taxing districts that apply to your property.
- Basic formula: Property tax equals (assessed value divided by 1,000) multiplied by the total mill levy.
How your El Paso County tax bill is built
The County Assessor estimates market value using mass appraisal methods. This groups similar properties and applies sales, income, or cost approaches.
The state-set assessment rate converts your market value into an assessed value. This rate is set by statewide rules, not by the county.
Local taxing districts certify mill levies. These can include the county, city, school district, fire district, and any special or metropolitan districts that cover your parcel.
The County Treasurer prepares and mails tax bills after levies are certified. Each bill shows the breakdown by taxing entity, the total due, and deadlines.
You pay by the listed due dates. Many owners pay through a mortgage escrow. The Treasurer collects and distributes funds to each taxing entity.
For statewide rules on assessment practices and appeals, review the Colorado Division of Property Taxation through the Department of Local Affairs. You can start at the state’s portal and follow the Division of Property Taxation links at Colorado Department of Local Affairs.
Timeline: what to expect each year
- Assessment notices: The Assessor mails or posts notices with your new value and protest instructions. The notice lists your deadline to request an informal review.
- Appeal window: If you disagree, you can pursue an informal review with the Assessor, then a formal appeal to the County Board of Equalization if needed. Deadlines are strict.
- Mill levy certification: In late fall, local taxing authorities certify their mill levies to the county.
- Tax bills: The Treasurer issues tax statements after levies are certified. Your bill lists payment options and due dates.
Exact dates vary by year. Check your notice or the county’s official pages through the El Paso County Assessor and Treasurer pages for current timelines and forms.
How to check your parcel and read a bill
- Use the county’s property search via the Assessor to see your parcel’s current and prior assessed values, tax history, and district list. Access this from the main county portal at El Paso County’s website and navigate to the Assessor.
- Review the bill line by line. Each taxing district should list its mill levy and the dollar amount applied to your property.
- Look for metropolitan districts and other special districts. These often add higher mill levies to fund infrastructure or services in specific developments.
Why taxes vary by neighborhood
Your tax bill depends on which taxing districts overlay your property. In El Paso County, properties can sit inside different city limits, school districts, fire protection districts, water or sanitation districts, and sometimes one or more metropolitan districts. Voter-approved bonds or mill increases can also change levies by district. Two nearby homes can have very different total mills because their district maps differ.
Hypothetical tax example
This is a simple example only. Do not use it to estimate your actual bill.
- Assume market value is 500,000 dollars.
- Assume an assessment rate of 10 percent, which gives an assessed value of 50,000 dollars.
- Assume a total mill levy of 80 mills.
Calculation: 50,000 divided by 1,000 equals 50. Then 50 multiplied by 80 mills equals 4,000 dollars in annual tax. Your real assessment rate and mill levy will differ. Always use your current valuation notice and tax bill for accurate figures.
Buyers, homeowners, and investors: quick tips
Buyers
- Ask for the most recent tax bill and check which districts apply. Watch for metropolitan districts with debt service.
- If you will escrow taxes with your lender, confirm how changes to taxes will affect your monthly payment.
Homeowners
- Read your assessment notice and compare the market assumptions. If something looks off, request an informal review before the deadline.
- Add the Treasurer’s due dates to your calendar and review payment options early.
Investors
- Compare total mill levies when modeling cash flow. Even if mills drop, rising market value can still increase total taxes.
- Track reassessment cycles, appeals deadlines, and any new voter-approved levies that could affect future expenses.
Appeals: if you disagree with your value
- Start with an informal review with the Assessor. Your valuation notice explains how to submit and the deadline.
- If needed, file a formal appeal with the County Board of Equalization by the stated deadline.
- Further appeals may go to the State Board of Assessment Appeals or district court. The appeals framework and valuation rules are outlined by the state’s Division of Property Taxation at Colorado Department of Local Affairs.
Payments, due dates, and penalties
- Payment options: The County Treasurer typically offers online, mail, and in-person payment methods, along with information on accepted payment types and any convenience fees.
- Due dates and installments: Your tax statement lists the exact deadlines and whether you can pay in a lump sum or installments.
- Late payments: Interest and penalties may apply, and unpaid balances can move to delinquency or tax lien status. For the most current information, refer to the Treasurer’s pages via the El Paso County website and the deadlines on your bill.
Local resources
- El Paso County Assessor and Treasurer: Visit the county portal at El Paso County’s website and navigate to Government, then Assessor or Treasurer for valuation notices, property search, payment options, and deadlines.
- State guidance: The Division of Property Taxation provides statewide rules and appeal pathways. Start at the Colorado Department of Local Affairs and follow links to the Division of Property Taxation.
If you want help understanding how property taxes might impact your next move in Colorado Springs, we are here to help. The Lauber Group provides local guidance so you can compare neighborhoods, review district overlays, and make confident decisions. Reach out to Chad Lauber to talk through your options.
FAQs
Where to find my El Paso County assessed value and tax history
- Use the Assessor’s property search via the El Paso County website to view assessed values and prior tax history.
How to challenge an El Paso County assessed value
- Request an informal review with the Assessor by the deadline on your notice, then file a formal appeal with the County Board of Equalization if needed.
Who sets property tax mill levies in El Paso County
- School districts, cities, the county, and special districts each set their own mill levies and certify them to the county, which aggregates them on your bill.
When El Paso County property taxes are due each year
- Due dates and installment options appear on your tax statement. For current deadlines, check the Treasurer’s pages via the El Paso County website.
Why my taxes increased even if the mill levy fell
- If your assessed (market) value rose enough, your total tax can increase even when the total mills decline.
